Langley Park - King Alfred s Gate, Chippenham Environmental Statement

Transcription

1 Langley Park - King Alfred s Gate, Chippenham Environmental Statement Volume 1: Main Text and Figures March 2016 Waterman Infrastructure & Environment Limited Merchants House, Wapping Road, Bristol BS1 4RW, United Kingdom

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3 Client Name: Chippenham Properties Limited and Langley Properties Limited Document Reference: WIE _R Project Number: WIE Quality Assurance Approval Status This document has been prepared and checked in accordance with Waterman Group s IMS (BS EN ISO 9001: 2008, BS EN ISO 14001: 2004 and BS OHSAS 18001:2007) Issue Date Prepared by Checked by Approved by Final March 2016 EIA PM Team: Ruth Martin Matthew Shepherd Samantha Rogers Ruth Martin Associate Director Patrick Duffy Technical Director Ruth Martin Associate Director Comments Comments

4 Disclaimer This report has been prepared by Waterman Infrastructure & Environment Limited, with all reasonable skill, care and diligence within the terms of the Contract with the client, incorporation of our General Terms and Condition of Business and taking account of the resources devoted to us by agreement with the client. We disclaim any responsibility to the client and others in respect of any matters outside the scope of the above. This report is confidential to the client and we accept no responsibility of whatsoever nature to third parties to whom this report, or any part thereof, is made known. Any such party relies on the report at its own risk.

5 Contents VOLUME 1: ENVIRONMENTAL STATEMENT MAIN TEXT AND FIGURES ES CHAPTERS 1. Introduction 2. Environmental Impact Assessment Methodology 3. The Site and Surrounding Area 4. The Development 5. Development Construction 6. Socio-Economics 7. Traffic and Transport 8. Noise and Vibration 9. Air Quality 10. Soil and Ground Conditions 11. Water Resources and Flood Risk 12. Archaeology and Built Heritage 13. Townscape and Visual Impact Assessment. 14. Ecology 15. Cumulative Effects Glossary of terms Abbreviations FIGURES 1.1 Site Location Plan 1.2 Site Plan 1.3 Buildings / Structures to be Removed in Advance of the Development 3.1 Photographs of the Existing Site and Surrounding Area 4.1 Parameter Plan 01 - Building Removal and Retention 4.2 Parameter Plan 02 - Land Use 4.3 Parameter Plan 03 - Storey Heights 4.4 Parameter Plan 04 - Phasing 4.5 Parameter Plan 05 - Access Circulation Highways Works 4.6 Parameter Plan 06 - Open Space 4.7 Parameter Plan 07 - Topography 4.8 Highway Masterplan 4.9 Highway Masterplan Highway Masterplan Construction Management Plan 6.1 Age Distribution in Chippenham 6.2 Population projections for Wiltshire and England, Employment Changes for Chippenham, Wiltshire, the South West and England Lower Quartile House Price Income Ratios Index of Multiple Deprivation, a Nursery Provision within 3.2km (2 miles) of the Site 6.6b Primary and Secondary School Provision within 4.8 km (3 miles) of the Site 6.7 GP Surgeries and Dental Practices within 3.2km (2 miles) of the Site Environmental Statement Contents Z:\Projects\EED15376\102\REPORTS\WORKING DRAFTS\1. Environmental Statement\Working Drafts\X - Front Covers and Contents Pages\Front Page v2.docx

6 7.1 Local Highway Network 7.2 Existing Cycle Network 7.3 Existing Bus Network AND 30 Minute Walk Distance - Proposed Residential Development 7.5 HGV Routing for Construction Management Plan 7.6 Proposed Little George Signal Junction 7.7 Proposed Langley Road Site Access Junction 8.1 Noise and Vibration Monitoring Locations 8.2 Daytime Noise Contour 8.3 Night Time Noise Contour 9.1 Site Plan and Receptor Locations 9.2 Construction Phase Assessment Bands 11.1 Study Area for Water Resources 12.1 Historic Environment Records: Designated Heritage Assets 12.2 Historic Environment Records: Non-designated Heritage Assets 13.1 Townscape Planning Policy Context and Public Rights of Way 13.2 Landscape Character Context 13.3 Local Townscape Character Context 13.4 Topography 13.5 First Sieve Visual Analysis 13.6 Key Landmarks, Views and Vistas in the Vicinity of the Site 13.7 Field Verified Visual Envelope and Photographic Viewpoints Location 13.8 Photosheets 1 to Updated Ecological Features Fauna Survey Results 15.1 Cumulative Schemes VOLUME 2: APPENDICES Appendix 1.1: Appendix 2.1: Appendix 2.2: Appendix 5.1 Appendix 7.1: Appendix 7.2: Appendix 7.3 Appendix 7.4 Appendix 8.1 Apeendix 8.2 Appendix 8.3 Appendix 8.4 Appendix 8.5 Appendix 9.1 Appendix 10.1 Appendix 10.2 Appendix 11.1 Appendix 12.1 Appendix 12.2 Appendix 13.1 Appendic 13.2 Appendix 13.3 Appendix 13.4 Appendix 13.5 Requirements of Schedule 4 of the EIA Regulations and Location within the ES EIA Scoping Report EIA Scoping Opinion Outline Construction Environment Management Plan CSAP Transport and Accessibility Evidence Paper 3 - extract TA Scoping Note and Correspondence with Wiltshire Council ES Traffic Flow Figures Base AM Peak (PCU) ES Traffic Flow Figures Base Assessments Glossary of Acoustic Terms Baseline Noise and Vibration Survey Procedure and Results Construction Noise Calculations Road Traffic Noise Calculations Noise Consultation Response Air Quality Modelling Study Preliminary Environmental Risk Assessment Remedation Strategy Flood Risk Assessment Historic Environment Desk Based Assessment Heritage Overview TVIA: Legislation, Planning Policy and Guidance Consultation with Wiltshire Council Landscape Officer TVIA: Sensitivity and Magnitude of Change Assessment Criteria BS5837 Tree Quality Survey and Development Implications TVIA: Assessment of the Significance of Effects, Sensitivity and Magnitude of Change Environmental Statement Contents Z:\Projects\EED15376\102\REPORTS\WORKING DRAFTS\1. Environmental Statement\Working Drafts\X - Front Covers and Contents Pages\Front Page v2.docx

7 Appendix 14.1 Ecological Baseline and Assessment (excluded available on request to statutory consultees) Appendix 14.2 Update Ecology Briefing Note - April 2015 Appendix 14.3 Badger Survey Information and Assessment of Effects (excluded available on request to statutory consultees) Environmental Statement Contents Z:\Projects\EED15376\102\REPORTS\WORKING DRAFTS\1. Environmental Statement\Working Drafts\X - Front Covers and Contents Pages\Front Page v2.docx

8 1. Introduction 1.1. This Environmental Statement (ES) has been prepared by Waterman Infrastructure & Environment Limited ( Waterman IE ) on behalf of Chippenham Properties Limited and Langley Properties Limited ( the Applicant ) to support an outline planning application for a mixed use scheme comprising residential, business / industrial / warehousing, retail and hotel development on previously developed land in the north-east of Chippenham, Wiltshire (hereafter referred to as the Development ). The Development would be located at Langley Park, approximately 0.5km northeast of Chippenham town centre (hereafter referred to as the Site ) and within the administrative boundary of Wiltshire Council. The location of the Site and the redline planning application boundary are shown on Figure 1.1 and Figure 1.2 respectively The Site has been in industrial use since the 1800s and currently accommodates a number of industrial and commercial units, many of which are now vacant and in poor condition. It comprises around 18.9 hectares (ha) of land in total, although not all of this is to be redeveloped, as it is proposed to retain a number of buildings that are currently occupied by key employers (including Siemens, IXYS and RFL). The location of the Site and the planning application boundary are shown on Figure 1.1 and Figure 1.2 respectively The Development proposals the subject of the outline planning application are described in the planning application form as follows: Outline planning application for the demolition of existing buildings and redevelopment of Langley Park, Chippenham for a mixed use development to provide up to 400 units (C3); a 69 bed hotel (C1) with café (A3) up to 199m 2 ; a discount foodstore (A1) of up to 1,741m 2 ; B1, B2 & B8 floorspace (up to 13,656m 2 ); highway improvements to the Little George and the B4069 / Pew Hill junctions, and all associated development and improvements, with all matters (except access) reserved for subsequent approval. Legislative Framework for the Environmental Statement 1.4. It is recognised by the Applicant that the Development reasonably requires an Environmental Impact Assessment (EIA) since it falls within Schedule 2, Section 10b of the Town and Country Planning (Environmental Impact Assessment) Regulations , as amended in (hereafter referred to as the EIA Regulations ), and owing to its scale, nature and location, the Development has the potential to significantly alter or impact the environment. The findings of the EIA process undertaken in respect of the Development are presented in this ES, which is submitted as part of the planning application In accordance with the EIA Regulations, this ES considers the likely significant environmental effects of the Development during the demolition and construction works required to facilitate the Development, and upon completion and during the operation of the Development. The likely significant cumulative effects of the Development, alongside those effects with the potential to arise as a result of other schemes in the vicinity of the Site, have also been considered. Where significant adverse effects on the environment are identified as being likely, the ES sets out measures that should be implemented to prevent, reduce, and where possible, offset these effects. These are known as mitigation measures. The ES also identifies the likely residual effects of the Development which will occur following implementation of the mitigation measures. Environmental Statement: Chapter 1 - Introduction Page 1 of 6

9 1.6. The content of this ES accords with the requirements set out in Schedule 4 of the EIA Regulations. Appendix 1.1 provides an overview of the Schedule 4 requirements and how the ES accords. Planning Policy Context and Planning History 1.7. The Site is identified by Wiltshire Council as an opportunity area for mixed use redevelopment within its adopted Core Strategy. The Site was also the subject of a previous resolution to grant outline planning permission for mixed use redevelopment comprising residential, hotel, retail, leisure and industrial development in December 2013 (referred to hereafter as the 2013 Scheme ) although the Section 106 (s.106) agreement was never signed. The principle of mixed use development on the Site has therefore been established, as confirmed in a letter from Wiltshire Council to Carter Jonas dated 22 September The following provides an overview of the planning policy context and planning history of relevance to the Site and the proposed Development. Local Planning Policy 1.9. The Site falls within one of the Chippenham Central Areas of Opportunity within Core Policy 9 of the Wiltshire Core Strategy (adopted January 2015) 3. Core Policy 9 states that the redevelopment of Langley Park will be supported, in order to: deliver a mixed use site solution for a key redevelopment opportunity area to support the retention of significant business uses on part of the site. The Central Area of Opportunity includes Langley Park and the Hathaway Retail Park to the south-west, together with an adjacent area of existing development to the west of the retail park The Site contains an area allocated for housing within policy H2 of the North Wiltshire District Local Plan 2011 (adopted June 2006) 4 and referred to as Foundry Lane dwellings. This comprises a saved allocation The Chippenham Site Allocation Development Plan Document (DPD) 5 is currently under preparation and was subject to Examination in November The draft DPD deals with large strategic sites on the edge of the town, with sites in Chippenham town centre considered separately in the Chippenham Central Area Masterplan 6. Hence there is no policy guidance of specific relevance to the Site within this DPD The Chippenham Central Area Masterplan (Draft, May 2014) aims to secure the regeneration of Central Chippenham, to attract and channel new investment into the town centre. While it has not been formally adopted, it comprises a live document intended to guide development. It provides further detail and guidance on development set out in Core Policy 9 of the Wiltshire Core Strategy, referred to above. A consistent theme of the Chippenham Vision and Objectives (as set out in the Chippenham Central Area Masterplan) is to secure high quality mixed use development with good connectivity to the town centre The Masterplan identifies five key character areas which comprise the central area of Chippenham, including the Langley Park area, the objectives for which are as follows: regenerating Langley Park and the surrounding area with uses that complement and support the vitality and viability of the town centre, through a mixed-use development that facilitates new Environmental Statement: Chapter 1 - Introduction Page 2 of 6

10 linkages across the railway. A key aspiration of the Masterplan is to support the retention and enhancement of business uses on Langley Park The Langley Park character area is defined as being physically distinct from the other character areas, with a longstanding history of industrial uses, many of which have now partly disappeared. It is noted that where redevelopment has occurred previously, the replacement development has been generally low quality and out of scale with the rest of the area, and future redevelopment should complement the adjoining retail, residential and employment uses Key issues identified in relation to the Langley Park character area include the following: The Little George roundabout is a key gateway to the town centre and experiences congestion at peak hours with traffic acting as a barrier to pedestrian movement to and from the town centre; There are inadequate linkages to the town centre with poor wayfinding, frontages and public realm; The railway constrains movement between Langley Park and the remaining town centre character areas as defined in the Masterplan; Large derelict buildings at Langley Park present a poor image on the approach from the railway; There is a single access and entry point; and There is an inefficient use of employment land Bearing in mind the above, a series of associated opportunities are also identified for the character area. These include enhancement of the Little George roundabout as a pedestrian and movement focus; improvement of public realm and linkages to the adjacent areas around the Site; provision of a new vehicular and pedestrian linkage over the railway to improve connections with other Masterplan character areas; pursuit of uses complementary to the town centre and intensification of employment provision; and improvement of access arrangements around the Site, including the creation of separate residential and commercial entrances / exits The proposed Masterplan for the Langley Park character area, which comprises part of the overall Central Area Masterplan, establishes the principle of residential redevelopment around the more peripheral areas of the Site, adjacent to existing surrounding residential uses, with the consolidation / intensification of employment activities in the more central parts of the Site, and opportunities for other commercial uses within the south-western parts of the Site. Planning History There have been several previous planning applications relating to the Site. A brief summary of the most relevant applications, in reverse chronological order, is provided in the paragraphs below, including the 2013 Scheme. N/13/ Mixed Use Development (resolution to grant) In December 2013, Wiltshire Council resolved to grant outline planning permission for mixed use development comprising the demolition and redevelopment of land at Langley Park and the extension and refurbishment of Hathaway Retail Park for residential units, food and goods retail units, multi-storey car park, leisure and hotel and industrial units (the 2013 Scheme ). Highway Environmental Statement: Chapter 1 - Introduction Page 3 of 6

11 improvements to the Little George junction, landscaping and associated development were also included. The s.106 agreement was never signed and hence the permission was never issued The 2013 Scheme, subject of the resolution to grant outline planning permission, comprised the following uses: Up to 115 residential units; 3,530m 2 foodstore (net internal food sales area); 3,530m 2 hotel (3 storey, 102 rooms); 2,787m 2 leisure (3 storey); 3,252m 2 non-food retail (including garden centre); and 3,901m 2 employment floorspace The outline planning application for the 2013 Scheme was accompanied by an Environmental Statement 7. N/09/00317/OUT Mixed Use Development (withdrawn) An outline planning application for mixed-use redevelopment of the Site submitted in February 2009 was withdrawn in July 2010 prior to its determination. The outline planning application was for the demolition and redevelopment of the Site to provide a mixed use scheme comprising residential, retail, hotel, public open space, together with car parking, servicing, access and other ancillary uses. An Environmental Statement was also prepared in relation to this application 8. N/07/00791/OUT, N/07/00792/OUT and N/07/00802/FUL, N/07/00803/FUL Residential and Retail Development Duplicate outline planning applications for the redevelopment of 7.7 ha of the wider Langley Park site for residential and retail use (N/07/00791/OUT, N07/00792/OUT) were submitted in In parallel, ASDA submitted duplicate detailed planning applications for the retail element of the scheme (3 ha of the Site) (N/07/00802/FUL, N07/00803/FUL). The 2007 schemes were also accompanied by an Environmental Statement All the above applications were refused in 2007 and dismissed at appeal in August The reasons for refusal that are relevant to the current proposals related largely to issues of principle regarding the balance and quantum of residential / retail uses and the loss of an opportunity to incorporate more employment uses as part of the mixed use scheme, together with issues relating to the scale and form of the development. The Inspector also ruled that insufficient evidence had been submitted to demonstrate that traffic generated by the scheme would not have an unacceptable impact on the safety and congestion of the local road network. N/06/00649/OUT An outline planning application for the partial demolition and redevelopment of 14.6 ha of the industrial estate for mixed-use redevelopment comprising employment, residential and retail, together with associated works, was refused in June 2006 and dismissed at appeal in June Environmental Statement: Chapter 1 - Introduction Page 4 of 6

12 Overview of the Proposed Development The Site currently accommodates 74,173m 2 gross floor area (GFA) of B1, B2 and B8 employment uses. The proposed Development comprises two principal elements - redevelopment of underused and vacant building stock for a mixture of residential and commercial uses within the southern and western parts of the Site for a scheme described as King Alfred s Gate, and the retention and expansion of the residual part of Langley Park for employment uses The King Alfred s Gate element of the Development comprises: a discount foodstore (A1) of up to 1,741m 2 ; a small café (A3) of up to 199m 2 ; a hotel (C1) of up to 69 beds; up to 400 residential units (C3); highway improvements to the Little George and the B4069 / Pew Hill junctions; and new public open space including linear park The retail element is reduced in amount and type compared with the 2013 Scheme, to meet the needs of the discount foodstore sector, and the leisure element from the 2013 Scheme is not replicated in the current proposals. A larger number of residential units is now proposed compared with the 2013 Scheme, in order to maximise the potential of this urban brownfield site to contribute to local housing need The remaining existing B1 / B2 / B8 employment floorspace is to be retained as Langley Park. The existing key employers on the Site including Siemens, IXYS and RFL - are proposed to be retained, with the provision of additional space for their consolidation and expansion. Up to 13,656m² new employment (B1 / B2 / B8) floorspace is proposed as part of this element of the Development - this represents an increase from that proposed in the 2013 Scheme, consistent with the aims of consolidating and supporting the retained Langley Park employment area A small number of buildings and structures within the Site are to be demolished to slab level in advance of the implementation of the Development, and the demolition of these buildings and structures falls outside of the outline planning application and the associated description of Development. These buildings and structures are illustrated on Figure 1.3. Further information is provided in Chapter 2: EIA Methodology and Chapter 3: The Site and Surrounding Area. Structure of the Environmental Statement The ES comprises three separate parts namely: ES Volume 1: Main Text and Figures (this document); ES Volume 2: Appendices; and ES Volume 3: Non-Technical Summary. Environmental Statement: Chapter 1 - Introduction Page 5 of 6

13 Project Team The EIA process has been co-ordinated by Waterman IE. Waterman IE has also prepared the ES documentation in conjunction with the Applicant and their project team, as listed in Table 1.1 Table 1.1: Project Team Organisation Chippenham Properties Limited / Langley Properties Ltd Roebuck Asset Management Carter Jonas Thrive DLA Piper Rider Levett Bucknall Waterman IE Regeneris IMA Tyler Grange Expertise / EIA Input Applicant Asset Managers Planning Consultant Designers and Architects Legal Advisors Quantity Surveyor Lead EIA, Noise, Air Quality, Ground Conditions, Archaeology, and Flood Risk / Drainage Consultants Socio-economic Consultants Transport Consultants Townscape and Visual Impact Assessment and Ecology Consultants ES Availability and Comments The ES is available for viewing by the public during normal office hours at Wiltshire Council s offices. Comments on the planning application should be forwarded to Wiltshire Council at the following address: FAO: Mark Staincliffe Wiltshire Council Planning Department Development Services Monkton Park Chippenham Wiltshire SN15 1ER Copies of the NTS are available free of charge. Copies of the full ES are available for purchase. For copies of these documents, please contact: Waterman Infrastructure & Environment Merchants House Wapping Road Bristol BS1 4RW Tel: Environmental Statement: Chapter 1 - Introduction Page 6 of 6

14 References 1 HMSO (2011) The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (S.I.1824) 2 HMSO (2015) The Town and Country Planning (Environmental Impact Assessment) (Amendment) Regulations 2015 (S.I. 660) 3 Wiltshire Council (2015), Wiltshire Core Strategy, Adopted January 2015, Wiltshire Council 4 Wiltshire Council (2006), North Wiltshire Local Plan 2011, Adopted June 2006, Saved Policies June 2009, Wiltshire Council 5 Wiltshire Council (2015), Chippenham Site Allocations Plan: Pre-Submission Draft, February 2015, as proposed for change, July 2015, Wiltshire Council 6 Wiltshire Council (2013), Chippenham Central Area Masterplan, Consultation Draft, October 2013, HCA / Chippenham Vision / DTZ / AECOM 7 Central Chippenham Partnership (2013) Proposed Mixed Use Development at Langley Park Chippenham, Environmental Statement, June 2013, RMA Environmental 8 Ashtenne Industrial Fund Limited Partnership (2009) Mixed Use Development Langley Park, Chippenham, Environmental Statement, February 2009, Environ 9 Ashtenne Industrial Fund Limited Partnership (2009) Langley Park, Chippenham Environmental Statement, March 2007, Environ Environmental Statement: Chapter 1 - Introduction References

15 2. EIA Methodology Introduction 2.1. The ES has been prepared in compliance with the Town and Country Planning (Environmental Impact Assessment) Regulations as amended in (hereafter referred to as the EIA Regulations ). The EIA Regulations implement European Union (EU) Council Directives 85/337EEC 3, 97/11/EC 4, 2003/35/EC 5 and 2009/31/EC 6 which were subsequently codified in EU Council Directive 2011/92/EU In line with the EIA Regulations, and having regard to best practice guidance 8,9, the EIA comprised the following steps: Scoping - to establish and agree the scope of the EIA; Undertaking technical assessments to determine the potential effects of the Development; Developing mitigation measures; Assessing the residual effects of the Development and their significance; and Assessing the cumulative effects of the Development This chapter provides further details of the above steps and also sets out the relevant assumptions and limitations that have formed the basis of the EIA. Detailed assessment methodologies, assumptions and limitations for each of the technical assessments are provided in the technical chapters of this ES (Chapters 6 to 14). Screening 2.4. Due to the scale and nature of the proposed Development, and having regard to the fact that the 2013 Scheme (which was for a similar overall quantum of development and had a similar Site boundary) was determined to require EIA, the Applicant recognises that the Development falls under Section 10(b) Urban Development Projects of Schedule 2 of the EIA Regulations, and, by reason of its scale and nature, is likely to have potentially significant effects on the environment, therefore a screening opinion was not sought and the Applicant progressed directly to the scoping stage. Scoping Scoping Study 2.5. In accordance with Regulation 13 of the EIA Regulations, a scoping study was carried out in December 2015 to identify the environmental issues of potential significance to be assessed in the EIA and reported in the ES. The scoping study was completed using a combination of the following: Review of previous planning applications for the Site, in particular the application and ES for the 2013 Scheme; Site visits by the technical team; Initial technical studies undertaken to inform the application; and A systematic in-house review of Site constraints and emerging design in conjunction with the Applicant and design team. Environmental Statement: Chapter 2 - EIA Methdology Page 1 of 12

16 2.6. The scoping study also set out the proposed assessment methodology for each environmental issue to be assessed in the EIA. The proposed assessment methodology was determined on the basis of relevant legislation, planning policies, technical guidance and best practice A copy of the EIA Scoping Report which describes the outcomes of the scoping study is presented in Appendix 2.1. A Scoping Opinion was received from Wiltshire Council on 3 February 2016, as set out in more detail in the Section below Since the EIA Scoping Report was issued, there have been some changes to the planning application strategy, which has resulted in some deviations to the approach set out in the EIA Scoping Report. These comprise the following: It is now proposed to submit a single, Site-wide, outline planning application for the Development, rather than the hybrid application previously envisaged and reported in the EIA Scoping Report. The majority of the demolition required to facilitate the proposed redevelopment is now included within the outline planning application, rather than being undertaken in advance. A small number of buildings / structures are still to be demolished in advance, including the 20 th century additions and ancillary structures at Avon House to be undertaken via listed building consent. These are indicated on Figure 1.3 and explained in more detail in the Future Baseline section of this chapter, and in Chapter 3: The Site and Surrounding Area The above changes have been discussed and agreed with the planning case officer at Wiltshire Council. While some adjustments to the approach to the EIA have been necessary to reflect the above, these changes have not had a material effect upon the scope or content of the EIA as set out in the EIA Scoping Report of December 2015, and the planning case office at Wiltshire Council agreed that it was not considered necessary to update or re-issue this report. Potentially Significant Environmental Issues The scoping study concluded that the following environmental issues associated with the Development should be addressed in detail in the EIA. The relevant ES chapter is indicated with respect to each issue below: Socio-Economics (Chapter 6); Traffic and Transport (Chapter 7); Noise and Vibration (Chapter 8); Soil and Ground Conditions (Chapter 10); Water Resources and Flood Risk (Chapter 11); Archaeology and Built Heritage (Chapter 12); Townscape and Visual Impact Assessment (Chapter 13); Ecology (Chapter 14); Cumulative Effects (Chapter 15) During the scoping study, a number of topic areas were scoped out of the EIA having regard to the type, nature and scale of the Development. These include the topics of waste, daylight / sunlight / overshadowing, and wind. Full justification for scoping out these topics is provided in the EIA Scoping Report contained in Appendix 2.1. Environmental Statement: Chapter 2 - EIA Methdology Page 2 of 12

17 2.12. It was also proposed within the EIA Scoping Report to scope out the topic of Air Quality from the assessment. However, following comments from Wiltshire Council in the Scoping Opinion, and further to subsequent discussions with the planning case officer, this topic has since been scoped in, and is the subject of Chapter 9: Air Quality of this ES. Further information on the rationale for this decision is provided below. Scoping Opinion The EIA Scoping Report was submitted to Wiltshire Council on 24 December 2015 together with a request for a formal Scoping Opinion under Regulation 13 of the EIA Regulations. A Scoping Opinion was received from Wiltshire Council on 3 February The Scoping Opinion is included as Appendix 2.2 of the ES The technical aspects of the Scoping Opinion were reviewed by the author of each technical chapter of this ES to enable the scope of their study to be amended as necessary. A summary of the consultee comments and how they have been addressed is shown in Table 2.1 below: Table 2.1 Summary of Scoping Opinion Topic Summary of Comments Location in ES where addressed Socio- Economics Traffic, Transport and Access Noise and Vibration It is considered that a development of this scale and in this location would be likely to result in changes in population and journey to work patterns; an increase in inward migration from both the immediately surrounding rural and urban areas and from the wider area; the requirement for temporary accommodation during construction; and direct, indirect and induced employment generation. There is a need to assess the impact of the proposed access points into the Site and what improvements will be required during the construction phase, long term and short term. Construction also has to be carefully managed to prevent pollution and details provided in respect of this. Clarification requested on whether the impacts will be assessed based on the (maximum) scale of development outlined in the Scoping Report or whether various scale scenarios will be considered. Proposed approach confirmed as acceptable. The Council also notes that it is encouraging that consideration is being taken of the impact from existing businesses on proposed residential units. Further standard guidance notes attached to the response confirmed that the Council will take account of noise and vibration from sources including: plant, equipment, machinery, delivery bays, reversing arms, Chapter 6: Socio- Economics Paragraphs to Paragraph 6.92 to Paragraph 6.94 to Chapter 7: Traffic and Transport Paragraph 7.36 and throughout assessment section Appendix 5.1: Outline CEMP Figure 5.1: Construction Management Plan Paragraph 7.46 to 7.48 Chapter 8: Noise and Vibration Paragraphs 8.47 to 8.49 Paragraphs 8.50 to 8.53 Paragraph 8.35 Paragraphs 8.17 to 8.27 Environmental Statement: Chapter 2 - EIA Methdology Page 3 of 12

18 Topic Summary of Comments Location in ES where addressed live and recorded music, hours of use, traffic, railways, aircraft, customer movements, in determining the application. Requirement for Noise Impact Assessment prepared by a suitably qualified acoustician to be submitted for proposals for (inter alia); residential development close to existing industrial or commercial units or vice versa; and new development close to railways and busy roads. Reference made to a series of guidance notes and standards of relevance to noise and vibration: Former PPG24 (Noise and Vibration) 1994 (withdrawn); BS 4142: 1997; BS8233: 1999; and WHO Community Noise Guidelines Contaminated Land Water Environment Townscape / Landscape and Visual Ecology and Biodiversity Applicant referred to Wiltshire Council s Supplementary Planning Guidance (SPG) Note on Contaminated Land. The Council notes that although this is a brownfield site, the creation of hard standings, roofs and roads could increase the rainwater runoff speeds and confirms that a Flood Risk Assessment (FRA) will be required. Confirms that the approach and methodology proposed in the Scoping Report is appropriate, and the content of the LVIA and the viewpoints have now been agreed between the Council s landscape officer and the LVIA consultant. The response notes that, as a principle, the Applicant should look to enhance, not just preserve or mitigate the impact of the site through detailed landscape and urban design proposals. Confirms that the Council s Principal Ecologist agrees that Phase 1 habitat surveys should be used to inform the ES, followed by any Phase 2 surveys if deemed necessary. The Ecology Chapter will need to at least address the issues identified in the 2015 walkover survey, including bat roosts, badgers and reptiles. Chapter 10: Soil and Ground Conditions Paragraph Chapter 11: Water Resources and Flood Risk Appendix 11.1 Chapter 13: Townscape and Visual Impact Assessment Paragraph Table 13.5: Summary of Potential and Residual Effects Chapter 14: Ecology Paragraphs to Paragraphs to 14.83, to , to and to Paragraphs to 14.93, , and Appendix 14.3 Environmental Statement: Chapter 2 - EIA Methdology Page 4 of 12

19 Topic Summary of Comments Location in ES where addressed Archaeology and Heritage Cumulative Scheme Sustainability Air Quality Light Pollution Confirms that the Council s archaeologist is satisfied with the proposed methodology and believes that an updated desk based assessment would be adequate. The ES should also consider the impact of the proposal on built heritage assets in Chippenham. Notes that the NPPF gives the conservation of Heritage Assets greater weight and means that the local planning authority must identify the harm to the Heritage Asset and consider whether it is serious harm or not. Against this must be weighed the social and economic benefits. Notes also that there is a statutory requirement to pay special regard to the desirability of preserving the setting of a listed building having regard to the Barnwell Manor Case. Confirms that the following cumulative schemes should be considered in the EIA (as previously discussed and agreed with the planning case officer): South West Chippenham; North Chippenham; Rawlings Green; East Chippenham; Hunters Moon. Query raised regarding how sustainability is to be defined for the purposes of the ES, noting that this subject matter can permeate through other topics such as transport and socio-economics. Regard must be had to the Wiltshire Air Quality Strategy , and Core Policy 55 of the Wiltshire Core Strategy. It is noted that there is a need to work towards improving air quality and ensuring that any new development does not result in further AQMAs being declared. Further clarification was subsequently sought on this point see below. There is no direct reference within the Scoping Report to lighting and light nuisance and its potential impacts on the surrounding area of Chippenham. Consideration of this issue and potential mitigation should be discussed in the ES. A Light Impact Study is not required. Chapter 12: Archaeology and Built Heritage Appendix 12.1 Paragraphs to and to Chapter 15: Cumulative Effects Table 15.2 and throughout assessment of Type 2 cumulative effects Chapter 4: The Development Paragraph 4.62 Other Technical Chapters. Chapter 9: Air Quality Paragraph 9.17 Paragraph 9.26 Chapter 13: Townscape and Visual Impact Assessment Paragraphs , and Environmental Statement: Chapter 2 - EIA Methdology Page 5 of 12

20 Topic Summary of Comments Location in ES where addressed Planning Policy Waste Consideration should be given to; the National Planning Policy Framework 10 ; the National Planning Practice Guidance (March 2014, online) 11 ; the Wiltshire Core Strategy (WCS) 12 ; and the saved policies of the North Wiltshire Local Plan 13. Consideration should be given to the Council s Waste Core Strategy adopted in July in particular policy WCS6 which relates to waste reduction and auditing, together with Policy CP41 of the WCS. Developments will need to design and provide facilities for future occupiers to encourage recycling / composting etc. Chapter 1: Introduction Paragraphs 1.7 to 1.18 Legislation, Planning Policy and Guidance sections of all Technical Chapters Chapter 4: The Development Paragraph Further clarification was subsequently sought with regard to the comments raised in relation to air quality. Following discussions with the planning case officer, it was agreed that the topic of air quality would be scoped into the EIA to ensure robust consideration of this issue, and an ES chapter prepared (refer to Chapter 9: Air Quality of this ES). This comprises a variation to the approach set out in section 5.1 of the EIA Scoping Report (December 2015). The Dust Risk Assessment referred to in section 5.1 of the Scoping Report now comprises part of Chapter 9: Air Quality rather than being presented in the Outline CEMP (itself attached as Appendix 5.1). Public Consultation A public consultation exercise for the Development was undertaken in December 2015 and a dedicated website was set up for the public to submit feedback. The event was undertaken by MAS REI and attended by 45 residents / stakeholders. The main objective of the event was to receive feedback on the principle of development and the initial plans. A public exhibition was then held in March Details of these events and a summary of consultation responses is provided in the Statement of Community Involvement submitted as part of the planning application. Determining Potential Effects Each technical assessment included in the EIA used a combination of the following to determine the potentially significant environmental effects arising from the demolition / construction and future operation / occupation of the Development: Review of the current baseline through existing information, data and reports, desk top studies and site surveys; Consideration of the likely changes to the Site and its surroundings that are likely to occur in the absence of / in advance of, any future implementation of the Development (the future baseline ); Consideration of potentially sensitive receptors which could be affected by the Development (including potential future receptors introduced as part of the Development); Modelling of future conditions; Expert opinion; Use of technical guidance and best practice; and Specific consultations with appropriate bodies listed in the Scoping section above. Environmental Statement: Chapter 2 - EIA Methdology Page 6 of 12

21 Understanding the Baseline A critical component of the EIA process is the baseline condition, that is, the prevailing environmental conditions against which the potential environmental effects of the proposals are assessed. For most of the technical studies, this was taken to be the conditions at the time of the assessment, i.e. the condition of the Site and its surroundings as at early However, future conditions in the absence of the Development have also been considered where relevant, for example as a result of known / committed changes to the existing conditions at the Site and its surroundings resulting in changes to the baseline or sensitive receptors considered. Key relevant considerations are outlined below. Future Baseline Conditions The majority of the building stock which is to be replaced in order to implement the masterplan for the Development is to be demolished as part of the planning application for the Development. However a limited number of buildings that are currently vacant and in poor condition are to be demolished to slab level in advance of the Development. Wiltshire Council have been consulted to ascertain whether prior approval for the demolition of these buildings is required. Wiltshire Council confirmed by letter dated 11 March 2016 that these works can be carried out without the requirement for prior approval of demolition These buildings (reference E1, R1, R2, R11, R20 and R22) are shown on Figure 1.3, and are scheduled to be demolished in May / June As such, they will have been removed in advance of the Development commencing, and should be considered as future baseline for the purposes of the assessment, comprising the baseline conditions which are likely to exist on commencement of the Development Furthermore, an application for listed building consent is to be submitted separately for the demolition of 20 th century additions and ancillary structures connected to Avon House, a Grade II listed building within the northern part of the Site (also shown on Figure 1.3). The structures to be demolished are considered to be unsympathetic and inappropriate additions to the listed building and its curtilage. These works are scheduled to take place in June 2016 subject to listed building consent being granted. As such, they will similarly be implemented in advance of the Development, and also comprise part of the future baseline for the same reasons as set out above The likely significant environmental effects resulting from the demolition and construction, and the completed and operational Development, will be assessed against a likely future baseline condition which takes account of the above. More information is provided in the Future Baseline sections of the technical chapters, as relevant to the topic concerned. Approach to the Assessment of the Outline Planning Application The Development is to be the subject of an outline planning application with all matters reserved apart from access. Access arrangements (comprising improvements to existing vehicular accesses into the Site along Foundry Lane and Westinghouse Way, associated improvements to the Little George roundabout and the Langley Road junction, and the introduction of a new central spine road within the Site) will be the subject of detailed design information as part of the application The EIA undertaken and reported in this ES relates to the Development the subject of this outline application. It is also proposed that two separate detailed planning applications will be submitted, either concurrently or subsequently, for two elements of the Development at the south-western gateway to the Site, namely: i) the discount foodstore and western access / Little George roundabout improvements; and ii) the hotel / cafe and immediately adjoining residential Environmental Statement: Chapter 2 - EIA Methdology Page 7 of 12

22 development. These detailed applications will be separate to, and standalone from, the outline planning application for which the EIA is being undertaken, but remain an integral part of the overall Development the subject of the outline planning application and assessed accordingly Regulation 3 of the EIA Regulations prohibits local planning authorities from granting planning permission for EIA development without having first taken the environmental information into consideration. To provide sufficient information such that the likely significant effects of the Development can be identified, whilst providing the Applicant with sufficient flexibility to enable a high quality and viable redevelopment, a series of parameters were defined for the Development the subject of the outline planning application. These parameters are set out on Parameter Plans, together with a written Development Specification. Compliance with the Parameter Plans and Development Specification would be secured by means of a suitably worded planning condition The two standalone detailed planning applications referred to above will be brought forward within the parameters established for the outline planning application. As such, their effects will be inherently assessed as part of the EIA undertaken in respect of the Development the subject of the outline planning application The Parameter Plans and Development Specification form the basis of the EIA of the outline planning application, as reported within this ES. A list of Parameter Plans is provided in Chapter 4: The Development. The Parameter Plans and Development Specification identify the maximum extent of built development which could be implemented, subject to the granting of subsequent reserved matters applications. For the majority of the technical assessments in this ES, this comprises the likely worst case scale and magnitude of effects. Where this is not the case, such as for the assessment of employment yield (refer to Chapter 6: Socio-Economics) appropriate reference is made to the potential for a lesser amount of built development to be progressed, and the consequential implications As access does not comprise a reserved matter, consideration will also be given when assessing the effects of the Development to the Highway Masterplan that is to be submitted with the planning application. This provides details regarding the proposed junction improvements that fall within the Site boundary, together with the new link road to be provided within the Site. Development Phasing and Assessment The Development is to be delivered in a series of overlapping phases, as defined on the phasing parameter plan. These phases can be summarised as follows, with more information provided in relation to these phases in Chapter 5: Development Construction. Phase 1: discount foodstore, hotel and small-scale residential - south-west of Site: January 2017 to January 2018; Phase 2: residential - south / west of Site: 2017 to 2020; Phase 3: residential - central / south of Site: 2019 to 2021; Commercial: B1 / B2 - within Langley Park: 2017 onwards Each technical discipline will consider the potential and likely significant residual effects associated with the demolition and construction phases of the Development followed by the completed and operational Development. Consideration will typically be given to the effects associated with the Development in its entirety, to ensure a robust assessment of the maximum extent of the Development. However, specific consideration will also be given to the phasing programme as relevant to the topic being assessed, in particular the potential for the earlier phases of the Environmental Statement: Chapter 2 - EIA Methdology Page 8 of 12

23 Development to introduce new sensitive receptors which could be affected by the construction activities associated with the delivery of the later phases. Assessing the Significance of Effects As assessment of the significance of the potential effects has been carried out with reference to definitive standards and legislation where available, together with the use of expert judgements and interpretation. For topics where definitive quality standards do not exist, significance is based on available knowledge and professional judgement. Where uncertainty exists, this is noted and an explanation is given (as per Schedule 4 of the EIA Regulations). Each technical chapter provides the significance criteria, including sources and justifications, for quantifying the different levels of effect, giving due regard to the following: Local, district, regional or national scale of value of the resource affected. There are considered to be no transboundary effects on different countries associated with the Development, and therefore no international effects; Duration of effect - whether short, medium, long term or permanent, continuous or intermittent; Nature of effect - whether direct, indirect (secondary) and / or cumulative; Performance against environmental quality standards or other relevant pollution control thresholds; Sensitivity of the receptor; Number of receptors affected; and The likelihood or certainty of an effect occurring. It should be noted that all effects presented within this ES are considered likely to occur unless specifically stated Unless otherwise stated within the individual technical chapters, for the purposes of this EIA, the above terms are defined as follows: Local effects - those that affect on-site and neighbouring receptors or receptors of value within the Site and neighbouring area only; District effects - effects upon receptors in the local authority area (Wiltshire) or receptors of district value; Sub-regional effects - those that affect receptors within those boroughs adjacent to Wiltshire, or receptors of sub-regional value; Regional effects - those that affect receptors within the South West of England or receptors of regional value; National Effects - effects on different parts of the country, or the UK as a whole, or on receptors of national value; Short term effects - those associated with the demolition and construction phases of the Development; Medium term effects those associated with the early years of occupation of the Development, typically up to 15 years from commencement of works; and Long term effects - those associated with the completed Development for the duration of its lifetime, namely effects beyond the first 15 years of commencement of works. Permanent effects - effects that are irreversible and would last beyond the lifetime of the Development; Environmental Statement: Chapter 2 - EIA Methdology Page 9 of 12

24 Continuous effects - effects that occur all the time during the timescale under consideration (all effects have been assumed to be continuous unless otherwise specified); Intermittent effects - those effects that occur on an infrequent or temporary basis, for example, as a result of routine maintenance; Direct effects - effects caused as a direct consequence of activities resulting from the Development; Indirect (secondary) effects effects which could be attributed to the Development (either wholly or partially) but which do not result as a direct consequence of the Development; such effects may occur as a chain or sequence of events, or occur at a different temporal or spatial scale; and Cumulative effects - effects that result from incremental changes caused by other past, present or reasonably foreseeable actions together with the proposed Development The following terminology is used to express effect: Adverse - detrimental or negative effect to an environmental resource or receptor; Negligible - no significant effect to an environmental resource or receptor; and Beneficial - advantageous or positive effect to an environmental resource or receptor Where adverse or beneficial effects have been identified, these have been assessed against the following scale: Minor - slight, very short or highly localised effect; Moderate - limited effect (by extent, duration or magnitude) which may be considered significant; and Major - considerable effect (by extent, duration or magnitude) of more than local significance or in breach of recognised legislation, policy or standards. Identifying Mitigation Measures One of the aims of the EIA is to develop specific measures to avoid, reduce or off-set potentially significant adverse effects (collectively known as 'mitigation measures'). Where relevant, measures to enhance the beneficial effects are also reported in this ES Mitigation measures can relate to any of the three key phases of the project: i) design; ii) demolition / construction; or iii) once the Development is complete and occupied. Examples include: Design - design solutions, such as the optimum configuration of the various built elements of proposed Development; these measures are inherent to the scheme design and have evolved as the design process has progressed, with input from the EIA process; Demolition / construction - commitment to undertake the demolition and construction works in a specific way, for example the use of particular plant, phasing of the works, regular monitoring and good environmental management; Completed Development / Operation - additional measures, over and above those included within the design, which the Applicant would commit to in order to further prevent, reduce and, where possible, offset significant adverse effects of a completed development - for example, specific façade and glazing design to provide sufficient noise sound insulation; implementation of a Travel Plan to reduce car usage; and contribution to offsite community facilities through Section 106 Agreement and or Community Infrastructure Levy (CIL). Environmental Statement: Chapter 2 - EIA Methdology Page 10 of 12

25 2.37. Where significant adverse environmental effects are identified, planning conditions can be included to require the Applicant to implement mitigation measures where possible, either before or during the demolition / construction works or once the Development is complete. Residual Effects Residual effects are those effects remaining assuming the successful implementation of available mitigation measures. The assessment of the significance of the residual effects has been carried out in accordance with the assessment methodology used for the assessment of potential effects. Determining the Cumulative Effects Each technical chapter considers the effects of the Development on that specific topic area in isolation (except where specifically stated). Cumulative Effects have been assessed within Chapter 15: Cumulative Effects. Two types of cumulative effect have been considered: Type 1 Effects: The combination of individual effects (for example noise, dust and visual effects) from one development on a particular receptor; and Type 2 Effects: Effects from several developments, which individually might be insignificant, but when considered together could create a significant cumulative effect. EIA Assumptions and Limitations The principal assumptions that have been made, and any limitations that have been identified in undertaking the EIA are set out below. Assumptions specifically relevant to each topic are set out in the appropriate chapter: All of the principal existing land uses adjoining the Site remain, except in the cumulative scenario where it is assumed for assessment purposes that the extant (unimplemented but implementable) permissions and schemes the subject of current undetermined planning applications in the vicinity of the Site will be implemented; The existing baseline generally comprises the Site as existing in 2015/2016. Known changes in the baseline conditions prior to the commencement of the Development have also been considered where relevant (the future baseline ); Baseline conditions have been established from a variety of sources, including historical data and third parties. Information received from third parties is assumed to be accurate, complete and up to date, unless otherwise stated. For the purposes of this EIA, demolition / construction periods are assumed to extend from the start of site works to immediately prior to opening / occupation of each phase of the Development; Phase 1 of the Development is anticipated to be complete and operational in 2018; Phase 2 of the Development is anticipated to be complete and operational in 2020; Phase 3 of the Development is anticipated to be complete and operational in 2021; and The commercial phase of the Development is anticipated to be complete and operational in Cumulative schemes were reviewed, discussed and agreed with Wiltshire Council. These schemes have been included in the technical assessments. Schemes that were not known at the time of the assessment have not been included within the ES. A detailed list of the Cumulative Schemes is provided in Chapter 15: Cumulative Effects; Environmental Statement: Chapter 2 - EIA Methdology Page 11 of 12

26 Due to the unique nature of each technical assessment, it is not appropriate to set a single spatial area within which effects of the Development may occur. The spatial scope of each assessment is therefore set out within the relevant technical chapter; Necessary off-site services infrastructure upgrades, where required to service the scheme, would be provided by statutory undertakers or utility companies and, if required an assessment of environmental effects of such work and any necessary mitigation would be undertaken by them; All highways improvement works associated with the Development are contained within the redline boundary of the application and assessed within this ES. Environmental Statement: Chapter 2 - EIA Methdology Page 12 of 12

27 References 1 HMSO (2011) The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (S.I.1824) 2 HMSO (2015) The Town and Country Planning (Environmental Impact Assessment) (Amendment) Regulations 2015 (S.I. 660) 3 EEC (1985) Council Directive of 27 June 1985 on the assessment of the effects of certain public and private projects on the environment 4 EC (1997) Council Directive 97/11/EC of 3 March 1997 amending Directive 85/337/EEC on the assessment of the effects of certain public and private projects on the environment 5 EC (2003) European Parliament Council Directive 2003/35/EC of 26 May 2003 providing for public participation in respect of the drawing up of certain plans and programmes relating to the environment and amending with regard to public participation and access to justice 6 EU (2009) European Parliament Council Directive 2009/31/EC of 23 April 2009 on the geological storage of carbon dioxide and amending Council Directive 85/337/EEC 7 EU (2011) European Parliament Council Directive 2011/91/EU of 13 December 2011 on the assessment of the effects of certain public and private projects on the environment with EEA relevance 8 Institute of Environmental Management and Assessment (IEMA). (2004) Guidelines for Environmental Impact Assessment 9 Timothy Smith (2006) Guidelines for Environmental Impact Assessment 2006 Updates 10 DCLG (2012), National Planning Policy Framework (NPPF), The Stationery Office, TSO Wiltshire Council (2015), Wiltshire Core Strategy, Adopted January 2015, Wiltshire Council 13 Wiltshire Council (2006), North Wiltshire Local Plan 2011, Adopted June 2006, Saved Policies June 2009, Wiltshire Council 14 Wiltshire Council (2009),Wiltshire and Swindon Waste Core Strategy , Development Plan Document, Adopted July 2009,Wiltshire Council Environmental Statement: Chapter 2 - EIA Methdology References

28 3. The Site and Surrounding Area Site Description 3.1. The Site is located within the administrative area of Wiltshire Council, approximately 0.5km northeast of Chippenham town centre, and covers an area of 18.9 hectares (ha). The Site location is displayed in Figure 1.1 and the centre of the Site is located on National Grid Reference ST The Site is irregularly shaped, and largely comprises the existing Langley Park employment area. The south-western part of the Site includes Foundry Lane (which comprises a spur from the B4069 / B4158 intersection) and the Little George roundabout, while Langley Park Way runs within the western side of the Site. The redline planning application boundary is shown on Figure The Site currently contains a mix of industrial and commercial buildings, mainly one and two storeys in height, many of which are vacant and / or in poor condition. The building stock largely comprises existing or disused industrial units, warehouses, offices and workshops. The Site also contains surface level car parking together with associated internal access roads providing vehicular access within the Site The Site has been in industrial use since the 19th century. The earliest development on-site was the Railway Signal Works, with various engineering enterprises occupying and further developing the Site throughout the late 19 th and early 20 th centuries. The main part of the Site was occupied by the Westinghouse Brake and Signal Company by Further development in the early 20 th century included the Chippenham Gas works. Post-war expansion of the Site included the construction of the Works Laboratory on Langley Park Way, and subsequent development of the north-eastern half of the Site in the 1970s and 1980s Key existing employers who currently occupy the Site include IXYS UK Westcode in the north-west corner of the Site; Schneider Electric, Vysiion and the Avon & Wiltshire NHS Trust in premises located in the north-east part of the Site; and Siemens located in the central part of the Site There is a Grade II listed building (Avon House) located within the north of the Site which dates from the late seventeenth or early eighteenth century. The Chippenham Conservation Area, which largely lies to the south-west of the Site, slightly overlaps the south-western Site boundary, within which area a three storey vacant 1930s building which contained the former Westinghouse Brake and Signal Company s offices (known as the White House ) is located Other features within the Site include an area of existing vegetation (continuous and semi-improved grassland) to the north-east of the concrete base of the former gas holder (which itself falls outside of the Site boundary), with vegetation (including tall ruderal trees and semi improved neutral grassland) along the southern boundary, adjacent to the railway line The main vehicular access to the Site is from the B4069 Langley Road to the west (via Westinghouse Way) via a manned security gate. There is a secondary access from Foundry Lane in the south-west part of the Site, which has been closed for a number of years but recently reopened for the use of staff cars only Land across the Site rises gradually from the south-west to the north-east. Topographical mapping indicates levels of between 61.7m AOD and 77.6m AOD A selection of photographs of the Site in its existing condition are presented in Figure 3.1. A full description of the relevant baseline conditions pertinent to each technical assessment undertaken as part of the EIA is provided within Chapters 6 to 14 inclusive of this ES. Environmental Statement: Chapter 3 - The Site and Surrounding Area Page 1 of 4

29 3.11. As indicated in Chapter 2: EIA Methodology, it is the intention of the Applicant to demolish to slab level a small number of buildings in advance of the commencement of the Development (it is currently estimated to carry out these advance works in May /June 2016). Those buildings to be demolished in this way are shown on Figure 1.3 (building references E1, R1, R2, R11, R20 and R22). The Applicant also intends to carry out a series of sympathetic demolition works at Avon House, the Grade II listed building in the north of the Site (refer also to Figure 1.3) via a separate application for listed building consent. The demolition works in this case comprise the removal of the 20 th century additions and ancillary structures (including an adjacent Nissen hut) which collectively detract from the appearance and setting of the listed building. Subject to approval, these works are due to be carried out in June It is also proposed to install approximately 6,000m 2 of PV panels on the roof of the Connect 17 building in the north of Langley Park (Building E4 on Figure 1.3). These comprise a 250kw installation and will feed in to the national grid. They will be installed in March The Site in the absence of the above referenced buildings and structures scheduled for advance demolition, and including the proposed PV panel installation, represents part of the future baseline for assessment purposes, and appropriate reference is made in each ES technical chapter to the likely Site conditions taking account of the above, where relevant to the assessment. The Surrounding Area Langley Road / Pew Hill (B4069) lies to the west of the Site and Cocklebury Lane abuts the Site to the north-east. The Great Western Mainline which runs from London to Swansea passes to the south-east of the Site and abuts part of the Site s southern boundary. Industrial units off Parsonage Edge Way (part of the Parsonage Way Industrial Estate) lie to the north-east of the Site, beyond Cocklebury Lane, and to the west and north there is a mix of residential and retail properties. To the south-east, beyond the railway line, is a mixture of open countryside (including Rawlings Farm) and mixed use development (including Wiltshire College and Olympiad Leisure Centre as well as new residential development) whilst the Hathaway Retail Park lies to the south-west, and beyond this Chippenham town centre The Chippenham Conservation Area abuts and slightly overlaps the south-western part of the Site, as indicated above. It covers a significant part of central Chippenham, extending from John Coles Park in the north, Lowden Hill to the west, Avenue La Fleche in the south and Seymour House to the east. The Chippenham Conservation Area is divided into multiple Character Areas, the closest to (and slightly overlapping) the Site being Character Area 3: Upper New Road. This area is characterised as being a dynamic part of the town with a wide variety of uses There are two listed buildings located immediately adjacent to the north-western Site boundary including Pew Hill House (Grade II listed) which dates from the late nineteenth century and is currently used as offices, and 1 Pew Lane which dates from the mid-nineteenth century and is similarly Grade II listed. Both are separated from the Site by intervening vegetation, fences and other property. St Paul s Church (a Grade II* listed building) is a prominent local landmark to the west of the Site, while the Little George Hotel, situated immediately to the west of the Little George roundabout, is Grade II listed. Environmental Statement: Chapter 3 - The Site and Surrounding Area Page 2 of 4

30 3.17. Chippenham Rail Station (which is part of the Great Western Mainline mentioned above) is located 130m south-west of the Site at its closest point The River Avon is located approximately 350m south of the Site (at its closest point) and the Hardenhuish Brook (which flows into the River Avon) is located approximately 325m to the west. The River Avon meanders around the main town centre of Chippenham, which is located around 375m further south of the railway station and contains a selection of shops, cafes / restaurants, and other services Neither the Site nor the surrounding area are located within an Air Quality Management Area (AQMA). The nearest AQMA is located in Calne, approximately 7km east of the Site The nearest formal open space is John Coles Park which is located approximately 180m west of the Site at its closest point, with a further area of open space, Monkton Park, lying approximately 350m to the south (the River Avon runs through this park) There are no Special Areas of Conservation (SAC), Special Protection Areas (SPA) or RAMSAR sites within 2km of the Site. There is a Local Nature Reserve (LNR) (Mortimore s Wood LNR) approximately 1.9km south west and Sites of Special Scientific Interest (SSSI) at Bencroft Hill Meadow and Sutton Lane Meadow located 3.8km east and 4.1km north respectively. There are four Local Wildlife Sites (LWS) within 2km of the Site, the nearest of which is the Bristol River Avon LWS and is 750m south-west of the Site. Sensitive Receptors and Environmental Constraints Sensitive receptors and environmental constraints to the Development were identified through site visits conducted by technical specialists as part of the EIA baseline work, and consultations with statutory and non-statutory bodies. Key receptors and constraints are identified in Table 3.1 below. Where specific receptors or constraints are considered in a technical chapter, their location is also described within that chapter The potential effects of the Development upon the receptors listed below, and details of how the scheme has responded to the Site constraints, are set out within the technical chapters (Chapters 6 to 14). Table 3.1: Sensitive Receptors and Environmental Constraints Receptor Type Description Distance and direction from the nearest point of the Site boundary General Public Existing and future Site users. On-Site and immediately adjacent. Residential Commercial Existing residential proprieties adjacent to the Site including Tugela Road, Hawthorn Road and Langley Road, and new residential properties built as part of the Development. Occupants and users of the new and retained commercial businesses on- Site (including Siemens, IXYS). Future hotel and discount foodstore proposed in the south-west corner of the Site (Phase 1 of the Development). Along the north-west and west boundaries of the Site (existing). On-site (new). On-Site. Environmental Statement: Chapter 3 - The Site and Surrounding Area Page 3 of 4

31 Receptor Type Description Distance and direction from the nearest point of the Site boundary Highway Users Townscape and Views Heritage Assets Controlled Waters Ecological Receptors Users of the highway network surrounding the Site, users of public transport, and users of pedestrian and cycle ways on and in proximity to the Site. Chippenham Conservation Area adjacent to (and slightly overlapping) the Site, the townscape character of the Site and its surroundings, visual receptors including existing residents in the vicinity of the Site, users of the highway network around the Site, and users of footpaths and other public rights of way in the wider area. Chippenham Conservation Area adjacent to (and slightly overlapping) the Site, St Paul s Church (Grade II* listed) and the Little George Hotel (Grade II listed) close to the Site, other listed buildings on-site (Avon House) and off-site (Pew Hill House, 1 Pew Lane), potential buried heritage assets, industrial built heritage. Ground water in the underlying geology and the River Avon and Hardenhuish Brook. Habitats and protected species on and adjacent to the Site. Adjacent to Site boundaries and wider highway network (existing highway users). Within the Site boundary (future users). On-Site, along the western and southwestern boundaries of the Site and further afield. On-Site and adjacent to the southwestern boundaries and northwestern boundaries of the Site. Beneath the Site and approximately 350m south of the Site and 325m west of the Site respectively. On-Site and surrounding the Site. Environmental Statement: Chapter 3 - The Site and Surrounding Area Page 4 of 4

32 4. The Development Introduction 4.1. This chapter has been written by Waterman Infrastructure & Environment ( Waterman IE ), with input from the Applicant and Design Team, and provides a description of the Development the subject of the outline planning application for which the EIA has been undertaken. The ES presents an assessment of the likely significant effects of the Development, as described in this chapter The description has been formulated with reference to the planning application Description of Development, the Development Schedule, the Parameter Plans, and the Highway Masterplan The chapter also outlines the main alternatives to the Development which have been considered by the Applicant and the Design Team, in accordance with the requirements of Schedule 4 Part 2(4) of the Town and Country Planning (Environmental Impact Assessment) Regulations as amended Details of the anticipated demolition and construction activities, and the anticipated programme of works, are outlined in Chapter 5: Development Construction. Development Principles 4.5. The proposed Development comprises a mixed use regeneration scheme designed to partially redevelop Langley Park, a key brownfield site in the centre of Chippenham, whilst sustaining and enhancing a retained employment area for the benefit of a number of key employers. The Development therefore broadly consists of two key elements: Langley Park - comprising the retention and enhancement of existing employment floorspace, with provision made for the improvement and the selective expansion of existing employment uses to create new business / industrial / warehousing (Use Class B1 / B2 / B8) floorspace within the central and north-east parts of the Site, to create a revitalised and enhanced high technology business park for Chippenham; and King Alfred s Gate - comprising the redevelopment of surplus land within the southern and western parts of the existing employment area, in order to provide a mixture of new uses, including residential development (Use Class C3), a retail store (Use Class A1), and a hotel (Use Class C1) and café (Use Class A3), in order to make best use of vacant and underoccupied brownfield land in a town centre location The above two areas of the Site therefore provide distinct land uses and functions, but have been designed to work as part of an integrated design approach that allows for the mixed uses to function effectively together The Design and Access Statement (DAS) 3 that accompanies the planning application for the Development outlines the following key benefits that would arise from its implementation: The effective redevelopment of existing brownfield land; The consolidation of car parking on the under-utilised employment land to release land for residential and community use; Creation of a new residential quarter King Alfred s Gate that will have a much improved relationship with the existing residential areas off Langley Road; Consolidation of employee car parking within Langley Park to create a new green High Technology Campus attractive to modern companies; Environmental Statement: Chapter 4 - The Development Page 1 of 13

33 Provision of a new hotel, discount foodstore and café accessible to the local community; Creation of new open spaces accessible to the wider community; Maintenance of existing public rights of way along Cocklebury Lane and formation of new pedestrian routes through the currently inaccessible Site; Creation of a Greenway cycleway / footway and bus route linking Chippenham Station to the south with Pew Hill to the north; Provision of a new direct cycle way / footway link to Langley Park from Chippenham Station via the linear park; Provision of a mix of residential homes including family sized houses with gardens and also smaller units as 1 and 2 bedroom flats suitable as Starter Homes ; King Alfred s Gate has the potential to provide an enhanced gateway to Chippenham by replacing the unsightly and derelict industrial buildings along the railway line approach to the town with a new landmark frontage; and Opportunity for a pedestrian / cycle bridge link over the railway The sections below provide a more detailed description of the Development with reference to the Development Specification, Parameter Plans, and Highway Masterplan that accompany the outline planning application. Proposed Development 4.9. The Description of Development from the planning application forms is as follows: Outline planning application for the demolition of existing buildings and redevelopment of Langley Park, Chippenham for a mixed use development to provide up to 400 units (C3); a 69 bed hotel (C1) with café (A3) up to 199m 2 ; a discount foodstore (A1) of up to 1,741m 2 ; B1, B2 & B8 floorspace (up to 13,656m 2 ); highway improvements to the Little George and the B4069 / Pew Hill junctions, and all associated development and improvements, with all matters (except access) reserved for subsequent approval The planning application is submitted in outline, with all matters reserved except for access, for which full details are provided as part of the application. Details of scale, layout, external appearance of the buildings and landscaping would be provided for approval at the reserved matters stage The outline planning application seeks to establish the principles for the Development. A series of parameters have therefore been devised, which provide the context for the subsequent detailed design. These take the form of a suite of spatial Parameter Plans, accompanied by a Development Schedule that details the uses and amount of development which the outline planning application seeks to secure It is intended that the details of the Development, which will be the subject of future applications for approval of reserved matters, will fall within the parameters laid down by the outline planning application and upon which the EIA has been based. Quantum of Development The quantum of Development is defined by the Development Specification and the Parameter Plans, as referred to above. Further information on each of these is provided below. Together these form the basis for assessment in the EIA. Environmental Statement: Chapter 4 - The Development Page 2 of 13

34 Development Specification The total quantum of Development for which outline planning permission is being sought is set out within the Development Specification contained in Table 4.1. The floorspace and unit numbers in each case represents a maximum, and the total quantum of Development progressed via subsequent reserved matters applications would not exceed the specified maximum floorspace as defined by the below Development Specification. Table 4.1: Development Specification Land Use Floorspace Other Units Element Residential 29,317 m units King Alfred s Gate Hotel 2,394 m 2 69 beds King Alfred s Gate Retail - discount foodstore 1,741 m 2 King Alfred s Gate Retail - café 199 m 2 King Alfred s Gate Business / industrial / warehousing 13,656 m 2 Langley Park Parameter Plans The outline planning application is supported by seven Parameter Plans, which set the spatial parameters for the Development. The Parameter Plans are listed in Table 4.2. Table 4.2: Parameter Plans Plan Reference CORO PMP-01 CORO PMP-01 CORO PMP-02 CORO PMP-03 CORO PMP-04 CORO PMP-05 CORO PMP-06 Plan Description Parameter Plan 01 - Building Removal and Retention Parameter Plan 02 - Land Use Parameter Plan 03 - Storey Heights Parameter Plan 04 - Phasing Parameter Plan 05 - Access, Circulation and Highway Works Parameter Plan 06 - Open Space Parameter Plan 07 - Topography The above parameter plans establish: the buildings to be retained and those to be demolished; the areas of the Site within which different land uses will be located; the maximum new development heights in metres above Ordnance Datum; the access and circulation principles, including the areas within which highway works will be carried out; and the areas of proposed open space. They also indicate the phases within which the Development will be brought forward. Further information on these parameters is provided below. The Parameter Plans comprise Figure 4.1 to Figure 4.7 of the ES. Detailed Highway Masterplan Full details will be provided in respect of highway access at planning application stage, as this matter will not be reserved. As well as the Parameter Plans outlined above, the planning application will be supported by detailed highway design drawings for the junction improvements at Langley Road and the Little George roundabout, together with the proposed new link road within the Site. The relevant plans are detailed in Table 4.3 and comprise Figure 4.8 to Figure 4.10 of the ES. Environmental Statement: Chapter 4 - The Development Page 3 of 13

35 Table 4.3: Detailed Highway Access Plans Plan Reference IMA IMA IMA Highway Masterplan Plan Description Highway Masterplan 1 (showing Foundry Lane / Little George junction improvements and southern part of link road) Highway Masterplan 2 (showing Langley Road junction improvements and northern part of link road) Buildings and Structures to be Demolished In order to facilitate the implementation of the Development, a number of existing buildings and structures on-site will be demolished. These will primarily be within those parts of the Site to be comprehensively redeveloped to accommodate the King Alfred s Gate (residential, retail and hotel / café) element of the Development. However a small number of dilapidated buildings and structures will be cleared within the residual Langley Park area, in order to make way for new car parking and associated landscaping The building stock within the Site currently totals 74,173m 2 of B1 / B2 / B8 employment floorspace. 37,227m 2 (50.2%) is to be demolished to facilitate the Development, with 36,946m 2 (49.8%) to be retained in B1 / B2 / B8 use Table 4.4 (overpage) provides an overview of existing building stock which is due to be demolished, together with an indication of current occupancy / vacancy levels As set out in Chapter 2: EIA Methodology and Chapter 3: The Site and Surrounding Area, a small number of buildings (shaded grey in Table 4.4 and illustrated on Figure 1.3) are to be demolished in advance of the Development. These total 7,460m 2. These buildings are all vacant and would be demolished irrespective of the Development due to their dilapidated condition, and as indicated previously do not comprise part of the Development. Discounting these areas, the adjusted total demolition associated with the Development the subject of the outline planning application is 29,767m 2 out of a total building stock of 66,713m The majority of the building stock to be demolished is already vacant, and much of this is also dilapidated and / or in poor condition. Only 8,620m 2 (23%) of the total building stock to be demolished (37,227m 2 ) is currently occupied, the remaining 28,607m 2 (67%) being currently vacant. Discounting the buildings to be demolished in advance of the Development, all of which are currently vacant), the equivalent figures are 29% occupied and 71% vacant. Those buildings to be demolished as part of the Development are shown on Figure 4.1 (Building Removal and Retention Parameter Plan) Of the current occupiers to be displaced by the demolition process, IXYS, Schneider, Siemens, Arkivum and Vysiion will be relocated into the retained Langley Park. The remaining tenants are on short-term leases in recognition of the forthcoming redevelopment proposals, and will be vacating their respective premises once their leases have expired to enable the advance demolition to take place. Environmental Statement: Chapter 4 - The Development Page 4 of 13

36 Table 4.4: Proposed Demolition by Phase Building Tenant Floorspace (m 2 ) Floorspace (ft 2 ) Demolition Phase E1 Vacant ,391 Advance E2 Ixys ,525 Phase 2 R1 Vacant ,691 Advance R2 Vacant ,493 Advance R3 Vacant ,755 Phase 2 R4 A Kerr Office Group ,100 Phase 2 R4 B Vacant ,200 Phase 2 R24 Vacant 1, ,002 Phase 2 R23 Schneider 1, ,375 Phase 2 R22 Vacant 1, ,582 Advance R21 Vysiion, Arkivum and Management* 2, ,580 Phase 2 R20 Vacant 1, ,950 Advance Store Building Vacant - - Phase 2 R16 JB Global (Oak Furniture) ,500 Phase 1 R17 Vacant ,600 Phase 1 R18 JB Global (Oak Furniture) ,644 Phase 1 R19 Wavin 1, ,058 Phase 1 R14/15 Vacant 17, ,080 Phase 1 Compound 7 Siemens - - R12 / 13 JB Global 1, ,000 Phase 2 R11 Vacant 2, ,188 Advance TOTAL 37, ,714 TOTAL adjusted to exclude advance demolition * to be relocated within Langley Park Development Layout and Land Uses 29, , The Development comprises three distinct land-use areas, together with associated highway works, as indicated on Figure 4.2 (Land Use Parameter Plan) and described in the paragraphs below. Development Areas The first development area, within the south-west part of the Site (coloured dark green on Figure 4.2 (Land Use Parameter Plan)) is to be developed for the discount foodstore (1,741 m 2 ) and 69 bed hotel (2,394 m 2 ) / ground floor café (199m 2 ). This forms part of King Alfred s Gate. Highway improvements to Foundry Lane (which comprises the south-western access into the Site) and to the Little George roundabout will also be delivered in conjunction with this element of the Development and are within the red-line planning application boundary of the Site. Further information on highway works is provided later in this chapter. Environmental Statement: Chapter 4 - The Development Page 5 of 13

37 4.26. The residential element of the Development (coloured light green on Figure 4.2 (Land Use Parameter Plan)) will be located within the southern and western parts of the Site, abutting the retail / hotel element and wrapping around the retained Langley Park. This also forms part of King Alfred s Gate and will accommodate up to 400 units. 22 units (apartments) are to be provided in conjunction with the discount foodstore and hotel (Phase 1) with the remainder comprising Phase 2 and Phase 3 of the Development. Improvements to the existing Langley Road - B4069 / Pew Hill junction access are also proposed to facilitate the residential element of the Development, along with the business park element outlined below. This residential element will also include the new link road designed to provide access through the King Alfred s Gate area. Further information on highway works is provided later in this chapter The business park element (coloured grey on Figure 4.2 (Land Use Parameter Plan)) contains the retained and expanded Langley Park contained within the central / southern and northern parts of the Site. Up to 13,656m 2 of new business, industrial and warehousing floorspace will be provided within this area, comprising new-build accommodation and extensions to existing premises, following clearance of the existing vacant / under-used building stock identified for demolition. Car parking and landscaping will be re-aligned within this area, taking into account the retained business premises and proposed additional building stock. Residential Breakdown The Development will include a mixture of family housing and flats. The proposed schedule of residential accommodation, to be submitted as part of the outline planning application, is set out in Table 4.5. This is based on design capacity studies undertaken to inform an indicative development framework; a different unit type mix with more flats could achieve up to 400 units. It should be noted that the assessments undertaken within this ES are based on the maximum delivery of 400 units. Table 4.5 Residential Breakdown Houses Flats Totals 1 bedroom bedroom bedroom bedroom Development Heights Building storey heights within the residential and retail / hotel development areas range from a minimum of 2 storeys to a maximum of 5 storeys (between 11m and 18m to ridge height) (refer to Figure 4.3 (Storey Heights Parameter Plan)). Storey heights will be limited to between 2 and 2.5 storeys (11m to ridge height) on the western boundaries of the Site, where the Development abuts existing residential development at Tugela Lane, Hawthorn Road, Langley Road and Clift Avenue. The majority of this area comprises residential development, which would be brought forward as family housing. The two storey element within the area identified for retail / hotel development will comprise the discount foodstore, located adjacent to the westernmost boundary of the Site There will be areas of 2 to 3, and 3 to 4, storey (between 12m and 15m to ridge height) development towards the more central and southern parts of the Site, rising to a maximum of 4 to 5 and 5, storeys (17.5m to 18m to ridge height) along the south-western boundary of the Site, to the east of the 2 storey area within which the proposed discount foodstore is to be located. This area of 4 and 5 Environmental Statement: Chapter 4 - The Development Page 6 of 13

38 storey development comprises the area intended to be developed for the hotel, together with adjacent residential development. The higher density residential development would comprise flats / apartments, in contrast to the lower density family style housing on the periphery of the Site Within the retained Langley Park area, maximum building heights have been determined having regard to the topography of the Site (which broadly slopes from north to south, as indicated on Figure 4.7 (Topography Parameter Plan)), and the existing building stock that is to be retained. Three development parcels have been identified for the purposes of determining height parameters the northernmost parcel, within which heights will be a maximum of 10m above existing ground levels, the central land parcel, within which building heights will be a maximum of 15m above ground level (representing a c.4 storey office building) and the southernmost land parcel, within which building heights will be a maximum of 14m above ground level (which equates to the height of the existing Siemens building to be retained within this land parcel). Vehicular Access and Circulation The access principles for the Development are shown on Figure 4.5 (Access, Circulation and Highway Works Parameter Plan). These assume the retention of the two main vehicular accesses into the Site (from Langley Road and from Foundry Lane) linked by a new publicly adopted internal link road providing the primary vehicular access through the Site. As access is not to be a reserved matter, the detailed highway and access arrangements for the Development are shown on the Highway Masterplan that will accompany the planning application as set out in Table 4.3 (refer to Figure 4.8 to Figure 4.10) Both of the existing accesses to the Site will be subject to highway improvements, indicated as Phase A and Phase B highway works on Figure 4.4 (Phasing Parameter Plan) and described in more detail below: Phase A: Little George roundabout / Foundry Lane - the existing sub-standard Little George double mini-roundabout will be replaced with a new traffic signal controlled junction, which will provide greater junction capacity and improved crossing pedestrian crossing facilities. Foundry Lane will follow its existing alignment to the entrance of the Site, and will then be extended into the Site, where it will intersect with the proposed new link road (see below) and also extend further eastwards to provide a secondary access to the retained employment area (refer to Figure Highway Masterplan 1). Phase B: Langley Road - the Langley Road access junction is proposed to remain as a priority junction, but its layout will be revised following the relocation of the existing security hut and control barriers which will be repositioned from its existing position on Westinghouse Way to a point beyond the intersection with the new internal link road. This intersection will take the form of a traffic calmed square which will provide a transition between the main access road and the residential and employment zones, and from which access to the controlled Langley Park employment area will be taken. It will also provide a vehicle turning opportunity before the controlled employment access. New central islands provided on Langley Road and at the Site access will improve pedestrian and cycle crossing facilities at this location (refer to Figure Highway Masterplan 2) The new publicly adopted internal link road which will connect the above Site accesses will run within the south-western residential part of the Site, connecting with the existing Foundry Lane at a point to the east of the area identified for retail / hotel use. This road will be open for general use, although through access for HGVs will be discouraged. The link road will be designed to keep vehicle speeds low through the proposed residential development. Environmental Statement: Chapter 4 - The Development Page 7 of 13

39 4.35. Primary vehicular access to the retained Langley Park employment area will be via the Langley Road entrance, controlled via relocated security barriers positioned beyond the intersection with the internal link road, as indicated above. Secondary access to the southern part of the employment area will be provided from Foundry Lane, also as indicated above. Cycle and Pedestrian Access Figure 4.5 (Access, Circulation and Highway Works Parameter Plan) indicates that the main pedestrian and cycle access through the Site will be located alongside the new link road described above. This will comprise an off-road footway / cycle path alongside the main residential access road, connecting Langley Road and Foundry Lane. A new pedestrian / cycle link into the Site will also be provided from Tugela Road, while the existing controlled pedestrian access from Hawthorn Road will be made available for general use A new pedestrian / cycleway will also be provided from Foundry Lane into the southern part of the retained employment area, through the proposed linear park (see below for more information) As indicated above, improvements will be made at the Langley Road Site access, with provision made for pedestrians and cyclists crossing at the new central islands proposed as part of the revised priority Langley Road access junction. Parking and Servicing Assumptions regarding parking (for cars and cycles) and servicing for the different elements of the Development are set out below. Vehicular Parking The discount foodstore will include 109 car parking spaces (including 4 disability spaces and 7 parent and child spaces). These will be subject to a programme of active management to discourage overspill parking from the railway station The hotel (incorporating ancillary café) will include 47 car parking spaces including 3 disability spaces and 7 parent and child spaces. A further 12 on street parking spaces will be provided for use of the hotel The parking strategy for the residential development will comprise a mixture of communal and allocated parking appropriate to the type and density of the dwellings proposed Within the Langley Park business park, it is proposed that 374 parking spaces will be provided in association with the new employment (13,656m 2 ) uses. This will result in an overall total of 1,170 car parking spaces to serve a total 50,600m 2 of employment floorspace. Cycle Parking Cycle parking for all uses will be provided in accordance with Wiltshire Council minimum standards. For the discount foodstore this will equate to 8 spaces for customers with additional parking for staff at a standard of 1 cycle space per 10 members of staff. Cycle parking for the hotel will equate to 4 spaces for visitors with additional parking for staff at the same standard as for the discount foodstore - 1 cycle space per 10 members of staff. Cycle parking for the residential development will be provided in accordance with minimum standards as indicated above. Environmental Statement: Chapter 4 - The Development Page 8 of 13

40 Servicing A service yard will be provided adjacent to the discount foodstore to allow unloading and distribution of stock. Public Open Space Figure 4.6 (Open Space Parameters Plan) shows the public open space proposed as part of the Development. This comprises three key elements, the design principles for which are outlined below: Linear park - this will be located along the southern boundary of the Site, contiguous with the proposed residential and commercial (retail / hotel) areas, within a corridor alongside the railway line. It will be a minimum of 0.8 ha in size. Local park - this will be located towards the centre of the Site, within the proposed residential development area. It will be a minimum of 0.2 ha in size. Pocket park - this will be located within the proposed residential development area, to the north of the local park. It will be a minimum of 0.03 ha in size The above open spaces will be fully accessible to all and will be designed to allow for use by a wide range of age and ability groups. All open space are likely to comprise the following elements: trees and other planting, recreational grassland, paths / cycletrack, seating, litter / dog bins, and lighting. Open space will be designed to be well enclosed and overlooked by surrounding properties to aid integration into the built form and allow passive surveillance. All open spaces will follow the principles of Secure by Design One of the open space will include a Local Equipped Area of Play (LEAP); details of the location of the LEAP and its content will be progressed at reserved matters stage In addition to the above principal open space areas defined on the parameter plans, it is proposed that the detailed layout will be subject to the inclusion of a number of other smaller urban open spaces and incidental greenspace areas, to be incorporated within the layout of the various development parcels at reserved matters stage. Drainage Strategy A Drainage Strategy for the Development has been prepared by Waterman IE, in consultation with Wessex Water and Wiltshire Council, and is presented in Appendix F to the Flood Risk Assessment (FRA) contained in Appendix 11.1 to this ES. The Drainage Strategy identifies how surface water is currently dealt with within the Site, and how it would be dealt with once the Development is complete. It aims to effectively manage surface water runoff to ensure that flood risk is not increased elsewhere as a result of the Development The existing Site is divided into four catchments which all currently drain to the Wessex Water sewer network. It is understood that three catchments drain to surface water sewers and the remaining catchment drains to a combined sewer with a combined sewer overflow (CSO) Wiltshire Council and Wessex Water policy dictates that run-off rates from the Development should not exceed those of the existing Site. In order to ensure there is no overloading, the run-off rates for the Development will be restricted to the existing catchments run-off for events up to 1 in 100 years, including an increase in rainfall intensity of 40% to allow for the effects of climate change over the lifetime of the Development. This requires a total storage volume of approximately 1,503m 3. Environmental Statement: Chapter 4 - The Development Page 9 of 13

41 4.53. Attenuation will be provided through the use of above ground attenuation basins located in public open spaces and a small number of geocellular storage tanks located beneath the larger car parking areas within the commercial phases of the Development. Discharge will be controlled through the use of flow-control devices fitted to the outfall of the attenuation tanks. The attenuation tanks will also be fitted with petrol interceptors. The above will ensure that flood risk is not increased elsewhere, buildings are protected, and flood water is retained on Site Other elements of the Drainage Strategy include: Retention of the two existing surface water connections, with that part of the Site currently draining surface water to the foul sewer network to be diverted and to discharge to one of the existing surface water connections; Area of surface water ponding within the south of the Site adjacent to the railway to be kept free from Development; Flow pathways to be kept within proposed roads; and Finished floor levels of residential buildings shown to be located within an area that could be at risk of surface water flooding to be raised 300mm above proposed road levels Further consultation will take place with Wessex Water to complete the detailed drainage design at the reserved matters planning stage In terms of foul water, also considered as part of the proposed Drainage Strategy, it is estimated that the Completed Development would generate a peak flow of litres per second (l/s) (based on commercial flows plus 4,000l/dwelling/day for sewers as prescribed in Sewers for Adoption 6 th Edition 4 ). It is proposed to connect into the existing sewerage network. Utility Services New utility services (including water, gas, electricity and telecommunications apparatus) will be required throughout the Development, following the diversion or abandonment of existing services within the Site where appropriate. New apparatus will be installed to replace that already on Site as the configuration and age of the existing networks does not support the proposed Development Up to three new electricity substations, taking a typical footprint of 4m by 4m, are likely to be required, with precise requirements to be determined at reserved matters stage An above ground cabinet will also be required to support the telecommunications equipment; this will be placed in a position that takes into account technical requirements, aesthetics and general positioning directives. Lighting A lighting strategy has been set out in the DAS for the outline planning application, and will be developed as required at reserved matters stage for each phase of the Development. The lighting strategy for the highways and footpaths throughout the residential element of the Development will likely comprise pole mounted lamps, with some bollards at a lower level for pedestrian only areas. The proposed lighting levels will meet the relevant British Standards for adoptable highways, and be designed to minimise visible light, light spill and upwards light, whilst ensuring a safe and secure environment for all users. The commercial elements of the Development within the south-west part of the Site (namely the discount foodstore and the hotel) will require night-time public access subject to appropriate lighting to ensure public safety and security, and will also include corporate signage subject to night-time illumination. Lighting within the retained employment areas will be upgraded as necessary, particularly within the newly configured car park areas. Environmental Statement: Chapter 4 - The Development Page 10 of 13

42 4.61. Particular consideration will be given to the proposed lighting within the linear park, in order to strike an appropriate balance between user (pedestrian / cyclist) requirements and ecological interests along this wildlife corridor. Sustainable Design Principles A Sustainability and Energy Statement has been prepared to support the outline planning application. This identifies a series of key sustainability principles, including those inherent to the location and design of the Development together with others that will guide the detailed design and subsequent implementation of the Development. The key factors demonstrating compliance with core sustainability principles include the following: Redevelopment of a brownfield site within close proximity to the town centre and the railway station, including remediation of any contamination; Retention and enhancement of important employment land, including development of new hitechnology business floorspace to encourage new long term investment; Diversification of land uses within the Site and increasing the density of development on this underutilised brownfield site; Delivery of mixed use development including employment, retail, residential and hotel to drive economic regeneration; Provision of integrated sustainable transport measures (bus route, cycle and pedestrian routes connecting to the train station, town centre and wider area) to reduce reliance on the private car; Providing minimal car parking and the implementation of a Travel Plan, to enable the Development to integrate into the existing public transport network and to promote and encourage the uptake of sustainable transport methods; Targeting BREEAM Very Good rating for the new employment build elements; Exceedance of Building Regulations Part L1A and L2A for all new development; Enhancement of biodiversity through the inclusion of public open space and landscaped area / improvements, with the use of local species and inclusion of trees in the streetscape; and Minimising construction impacts through the implementation of a pre-demolition audit, Site Waste Management Plan (SWMP) and Construction Environmental Management Plan (CEMP). Waste Management The reserved matters applications will be brought forward having regard to the principles outlined in Policy WCS6: Waste Reduction and Auditing, of the Wiltshire Waste Core Strategy 5, with consideration given within the detailed design and layout of the Development to the provision of facilities for future occupiers to recycle / compost waste, and with adequate space standards included within buildings and their curtilages to facilitate the source separation / storage of different types of waste for recycling / composting. Alternatives Under the EIA Regulations (Schedule 4, Part 2(4)), an Environmental Statement (ES) is required to provide an outline of the main alternatives studied by the applicant or appellant and an indication of the main reasons for the choice made, taking into account the environmental effects. The following sections review those alternatives to the Development considered by the Applicant and Design Team, including: Environmental Statement: Chapter 4 - The Development Page 11 of 13

43 The No Development alternative; Alternative sites; Alternative uses; and Alternative designs and scheme evolution. No Development Alternative This alternative would result in the Site remaining in its current form. The Site is currently underused with significant vacant / derelict building stock, and is disconnected from the surrounding area, in part due to the inclusion of security measures and gated access. It represents a significant brownfield regeneration opportunity, and is recognised as such within Wiltshire Council s Core Strategy 6. Re-development within the Site will make better use of previously-used brownfield land in a sustainable town centre location close to strong public transport links, in particular the Great Western Mainline. It will also assist Wiltshire Council in achieving its housing targets, whilst maintaining and consolidating the existing employment use within a retained, core area of the Langley Park Site The No Development Alternative has not been considered as a viable option, as it would fail to achieve the above objectives of Wiltshire Council, national planning policy and the Site s owners and asset managers. Alternative Sites The Development is being brought forward by Chippenham Properties Limited and Langley Properties Limited (the Applicants and owners of the Site) with the specific aim of regenerating the Langley Park Site in accordance with the aims identified above. As set out in Chapter 1: Introduction, the Site is also identified by Wiltshire Council as a key redevelopment opportunity (Chippenham Areas of Opportunity (Core Policy 9 of the Core Strategy)) as a potential site for mixed use development. As such, no alternative sites have been considered It should be noted that, as an identified development site in the Wiltshire Core Strategy, the Site has been subject to detailed consideration by Wiltshire Council, including sustainability appraisal, as part of Council s site selection process, and as such has been determined to represent an appropriate location to contribute to the delivery of the required development within Chippenham over the Core Strategy period. Accordingly, there is no need to further consider alternative sites for the Development. Alternative Uses As outlined in Chapter 1: Introduction, the Site is within the Chippenham Central Areas of Opportunity as identified within Core Policy 9 of the Wiltshire Core Strategy. Core Policy 9 states that the redevelopment of Langley Park will be supported in order to deliver a mixed use site solution of a key redevelopment opportunity area to support the retention of significant business uses on part of the Site The proposed mix of uses has been considered and developed in consultation with planning officers at Wiltshire Council, and is an appropriate response to the development opportunities presented by the Site, seeking a balance between re-developing the vacant and under-used areas of the Site for new residential development in a sustainable location to help deliver the Council s targets, whilst maintaining and enhancing a core area for employment uses built around the Site s key existing employers. The inclusion of a retail and hotel element also extends the mixed use offer, whilst remaining an ancillary element of the overall Development. Environmental Statement: Chapter 4 - The Development Page 12 of 13

44 Alternative Designs and Scheme Evolution The Development occupies a similar Site boundary to that of the 2013 Scheme (planning reference N/13/ refer to Chapter 1: Introduction) which was the subject of a previous resolution to grant outline planning permission by Wiltshire Council. This similarly comprised a mixed use development. However there are some key differences in the quantum of development types between the 2013 Scheme and the Development, with the latter resulting in a larger proportion of residential development and a reduced retail component compared with the 2013 Scheme. Table 4.6 provides a direct comparison of the two proposals, and shows how the design of the Development has progressed from the 2013 Scheme which preceded it. Table 4.6: 2013 Scheme and 2015 Proposed Development Compared Land Use 2013 Scheme The Development Employment B1 / B2 / B8 3,901m 2 13,656m² Retail (A1) 3,530m 2 foodstore 1,741m 2 (discount food store) 3,252m 2 non-food Retail (A3) N/A 199m 2 (café) Hotel (C1) 3,530m 2 2,394m 2 Leisure 2,787m 2 N/A Residential (C3) Up to 115 units Up to 400 units There have been no significant changes to the fundamentals of the proposed Development following the establishment of the initial principles of variation from the 2013 Scheme, as the key principles have remained constant through the design process - namely the consolidation and improvement of the retained Langley Park in the north of the Site and the mixed use redevelopment of vacant and under-used building stock in the south and west parts of the Site to form King Alfred s Gate. There have, however, been various iterations in the design process. For example, design optioneering studies have enabled the likely residential yield to be maximised, whilst detailed discussions with Wiltshire Council have also resulted in refinements to the land parcels, precise development quantum and design principles Environmental technical studies have also been carried out in parallel with the design process, as part of the EIA. These have informed the Development design, including the following: Detailed highway studies have informed the transport mitigation, in particular the proposed junction and access improvements; Acoustics studies have informed design considerations in relation to noise-sensitive uses; Desk based assessments following by site investigation works have informed the remediation strategy to address land quality and ground contamination; Drainage and surface water attenuation requirements have helped inform the layout of the Development including its open spaces; and Townscape and ecological considerations have informed Site layout and design, including building heights, key view corridors, and the provision of the linear park within the south of the Site. Environmental Statement: Chapter 4 - The Development Page 13 of 13

45 References 1 HMSO (2011) The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (S.I.1824) 2 HMSO (2015) The Town and Country Planning (Environmental Impact Assessment) (Amendment) Regulations 2015 (S.I. 660) 3 Thrive (2016) Langley Park Design and Access Statement, March Water Research Centre, 2006, Sewers for Adoption, 6 th Edition 5 Wiltshire Council and Swindon Borough Council (2016) Wiltshire and Swindon Waste Core Strategy , Development Plan Document, adopted July Wiltshire Council (2015), Wiltshire Core Strategy, Adopted January 2015, Wiltshire Council Environmental Statement: Chapter 4 - The Development References

46 5. Development Construction Programme and Phasing 5.1. The Development is expected to be undertaken within an overall demolition and construction programme of approximately 60 months. For the purposes of this ES, the Development is anticipated to commence in January 2017, and be complete by December The Development will commence with the demolition of the existing building stock scheduled for removal, followed by an initial phase of enabling works (to include additional ground investigation works, service alterations and diversions, and any other investigatory works as required) followed by the construction of the Development The Development will be delivered in a series of overlapping phases, as defined on Figure Phasing Parameter Plan. These phases are as follows: Phase 1: discount foodstore, hotel / café and residential (c.22 units) - south-west of Site: January 2017 to January 2018; Phase 2: residential - south / west of Site: 2017 to 2020; Phase 3: residential - central / south of Site: 2019 to 2021; Commercial Phase: B1 / B2 / B8 - within Langley Park: 2017 onwards; Phase A highway works - works to Little George roundabout / Foundry Lane: 2017 to 2018; and Phase B highway works - works to Langley Road junction / Westinghouse Way: 2017 to Description of the Works Demolition Works 5.4. Demolition of those existing buildings identified for removal as part of the Development (refer to Figure Building Removal and Retention Parameter Plan) will be undertaken in two phases. Buildings within the south-western part of the Site (building references R14 to R19 using the referencing on Figure 1.3) are to be demolished in January to February 2017, and buildings within the central part of the Site (building references R12 and R13, R21, R23 and R24 using the same references) in March to June The demolition programme will therefore take 6 months in total. A full schedule of buildings to be demolished is provided in Table 4.4 in Chapter 4: The Development Prior to the demolition works to be undertaken as part of the Development, a programme of historic building recording is recommended in relation to those buildings identified as being of heritage significance within the Site, the scope and extent of which would be agreed in consultation with the Wiltshire Council Conservation Officer. Further information is provided in Chapter 12: Archaeology and Built Heritage A demolition audit of the existing buildings will be completed to establish the maximum volume of materials that can be salvaged, re-used or recycled, following the ICE s Demolition Protocol 1. An evaluation would also be undertaken to determine the location of asbestos containing materials (ACMs). The surveys would adhere to relevant Health and Safety Executive (HSE) approved codes of practice and guidance. Asbestos removal would be undertaken by a licensed asbestos contractor in accordance with relevant health and safety guidance. The Construction (Design & Management) Regulations imposes a duty to manage asbestos materials effectively during construction. Environmental Statement: Chapter 5 - Development Construction Page 1 of 9

47 5.7. It is currently anticipated that at least approximately 94% of the demolition material would be reused or recycled (either on-site or at a recycling facility). Steelwork and other valuable arisings would be removed from the Site for recycling, whilst concrete and masonry arisings would be screened and mechanically crushed before re-use or removal. The intention would be that the vast majority of the crushed demolition material would be retained for re-use on Site as a piling mat or sub-base. If this was the case an Environmental Permit Exemption would be obtained for re-use of the waste material, in accordance with the Environmental Permitting (England and Wales) Regulations 3, as amended. The amount of material re-used would be dependent on the need, and on the geotechnical and chemical properties of the crushed material. Material that is unsuitable would be disposed off-site to landfill in accordance with current waste management legislation. Suitable crushed demolition material not required on the Site would be re-used within the local area where possible A breakdown of the estimates of waste materials to be generated by the building demolition associated with the Development, together with the proposed destinations for the demolition waste, is provided in Table 5.1. Table 5.1: Types of Demolition Waste Arising And Their Destinations Material (tonnes) Recycled for use on Site Sent to recycling facility Disposal to landfill Construction Waste Ferrous 1,875 Non-ferrous 123 Recycled Hardcore 5,540 Wood 323 Plasterboard 185 Asbestos 185 TOTALS 5,540 (62%) 2,814 (32%) 492 (6%) Source: Bath Demolition estimates, February 2016 Enabling Works and Site Preparation 5.9. Enabling works for the Development would likely comprise the removal of existing areas of hardstanding following demolition to slab level, and the removal of existing footings and foundations to facilitate the construction of new structures and soft landscaping A Remediation Strategy will be implemented to ensure that the Site is suitable for use in accordance with the requirements of Part IIA of the Environmental Protection Act This forms part of the mitigation for the Development and is contained in Appendix Underground storage tanks identified as a source of contamination would be decommissioned and removed. Impacted soils surrounding the tanks will be excavated and soil samples taken for validation purposes. Localised dewatering may be required for foundation and service excavations. Service corridors will comprise clean materials Selected areas (for example previously inaccessible parts of the Site, or areas where increased coverage is necessary) may be subject to additional ground investigations in advance of this strategy being implemented Stockpiled soils and demolition materials will be appropriately segregated and managed. Methods such as dampening down and sheeting will be employed as appropriate. Recycling of demolition materials will be carried out under the WRAP Quality Protocol. Environmental Statement: Chapter 5 - Development Construction Page 2 of 9

48 5.13. Re-use of soils on Site will be carried out under the CL:AIRE Code of Practice 5. Soils will need to be suitable for their end use location. Capping layers comprising imported certified clean materials would be used for soft landscaping and private gardens, to break any potential pollutant pathways between the Development s end users and residual contamination in soils and groundwater. Infrastructure Works The service works will comprise the diversion or abandonment of existing services within the Site, including water, gas, electricity and telecommunication apparatus, prior to the installation of new services and apparatus All services, relocated or new, will be located in service trenches below ground and in accordance, where practicable, with National Joint Utilities Group (NJUG) guidelines 6. The electricity, gas and water mains will generally be laid direct in the ground (as opposed to using ducted systems) whereas the telecommunications network will consist of a system of ducts and chambers; the primary routes for all will be located footways / pavements Three new substations (electricity) and an above ground cabinet (telecommunications) will be installed in connection with the construction of the Development. Highway Works and Site Access The Development will result in several changes to the existing highway network, including the replacement of the Little George Roundabout with a signalised junction and works to Foundry Lane (Phase A Highway Works on Figure Phasing Parameter Plan) and works to the Langley Road junction and Westinghouse Way (Phase B Highway Works on Figure Phasing Parameter Plan). These works will be implemented in conjunction with the early stages of Phase 1 and Phase 2 respectively The proposed spine road that provides the internal linkage between the above two Site accesses and comprises the main thoroughfare through King Alfred s Gate will be constructed in conjunction with the Phase 2 residential Development. A temporary construction access from Foundry Lane will be put into place to serve the requirements of construction vehicular traffic in the intervening period (refer to Figure 5.1: Construction Management Plan and Figure Phasing Parameter Plan). Construction Works Below Ground Below ground construction will include foundation construction. Having regard to the type and nature of the proposed Development, it is unlikely that basements will be included The construction of the building sub-structures is anticipated to typically comprise a composite of cast in-situ reinforced concrete and precast reinforced concrete. Some dewatering may be required when undertaking construction works during the winter months. Above Ground Works and Materials The Development will likely comprise a variety of materials including brick, concrete and steel. Structures will likely be built from wood, steel and concrete. At this outline stage, the exact mix or quantities of materials cannot be determined. Environmental Statement: Chapter 5 - Development Construction Page 3 of 9

49 Construction Plant and Equipment Table 5.2 provides an estimate of the likely plant to be used at the various stages of demolition, enabling works and construction. Table 5.2: Indicative Schedule Of Plant Plant and Equipment Demolition Enabling Works Construction Services / Finishes Goods Hoists External Works Excavator Breaker Cutters, drills and small tools Crushers Floodlights Fork Lift Truck Hydraulic Benders and Cutters Lorries and Vans Mobile Crane Mobile Lorry Mounted Concrete Pump Poker Vibrator Ready mixed concrete lorry Concrete splitters / saws Scaffolding and hydraulic access platforms Tipper Lorries Flatbed articulated vehicle Large rigid lorries Mini piling rigs Water pumps Raking props Environmental Statement: Chapter 5 - Development Construction Page 4 of 9

50 Construction Environmental Management Plan Demolition and construction works can cause significant environmental effects and disruption to neighbours if they are not properly managed. The Applicant is committed to minimising the effects of the works and will require the appointed contractor(s) to implement a Construction Environmental Management Plan (CEMP) for the duration of the demolition and construction works. The CEMP sets out procedures that the contractors will be required to adopt to manage the environmental effects of the works. The requirement to comply with the CEMP will be included as part of the contract conditions for each element of the work. All contractors tendering for work will be required to demonstrate that their proposals would comply with the contents of the CEMP. Trade Contractors will also be vetted to establish their history of compliance with the required environmental standards for their relevant disciplines An Outline CEMP has been prepared and is included in Appendix 5.1. A summary of the key issues considered by the CEMP, and details of where further information in relation to mitigation can be found within the ES, is identified in Table 5.3 below. Table 5.3: Key Issues Considered By The CEMP And Their Location Within This ES Topic Issues Covered Location of further information Site Management Noise Vibration Dust / Air Quality Waste / Materials Traffic Management Site drainage and spill control Working hours. Site security. Methods of minimising noise from demolition works, piling, concrete crushing, construction processes etc - e.g. selection of quieter plant, plant maintenance and screening. Methods of minimising vibration from demolition works, piling, and general construction works e.g. selection of piling methods, cutting rather than breaking. Methods of minimising windblown dust from ground surfaces, stockpiles, earth moving vehicles, work faces etc - e.g. damping down during dry weather, wheel washing, street sweeping. Methods of minimising the effects of exhaust emissions from construction vehicles e.g. switching off engines when not in use. Methods to minimise waste e.g. minimising packaging waste, protecting materials from damage by weather or vandalism, and the correct disposal of waste. Construction traffic routing to minimise congestion, conflicts between HGV traffic and pedestrians, and disturbance to local residents. Wheel washing and street sweeping requirements to minimise the transfer of mud and material from vehicles onto the public highway. Requirements relating to planned closures and diversions of roads. Methods of handling accidental spills and leaks. Appropriate management of surface water. Correct disposal of Site drainage. Implementation of Pollution Prevention Guidelines. Chapter 5: Development Construction (this chapter) Chapter 8: Noise and Vibration Chapter 8: Noise and Vibration Chapter 9: Air Quality Chapter 5: Development Construction (this chapter) Chapter 7: Traffic and Transport Chapter 10: Soil and Ground Conditions Chapter 11: Water Resources and Flood Risk Environmental Statement: Chapter 5 - Development Construction Page 5 of 9

51 Topic Issues Covered Location of further information Ecology Built Heritage Archaeology Liaison with neighbours and Wiltshire Council Protection of important species from harm and / or disturbance during demolition and construction works. Any appropriate building recording, as agreed with Wiltshire Council s heritage advisor, prior to demolition works. Appropriate archaeological recording, as agreed with Wiltshire Council s heritage advisor, as part of construction works. Procedures for liaising with neighbours, including production of a regular newsletter. Procedures for liaison with Wiltshire Council e.g. for any planned departures from the CEMP. Procedures for handling complaints. Chapter 14: Ecology Chapter 12: Archaeology and Built Heritage Chapter 12: Archaeology and Built Heritage Chapter 5: Development Construction (this chapter) The CEMP also details responsibilities for the Applicant, the Construction Manager, the Contractors and Sub-Contractors; housekeeping procedures; requirements for monitoring and record keeping; and prohibited or restricted operations The following sections of this chapter provide further details on working hours, Site security, waste management and materials storage, and neighbourhood liaison. For further details regarding the issues outlined in Table 5.3, please refer to the mitigation sections of the relevant technical chapters of the ES. Hours of Work It is anticipated that the working hours for demolition and construction will be as set out below, subject to agreement with Wiltshire Council prior to the onset of any works: Between 07:00 and 19:00 Monday to Friday; Between 08:00 and 13:00 on Saturday; and No working on Sundays and Bank Holidays On the infrequent occasions when it is necessary to carry out specific activities outside of the above working hours, this would be agreed in advance with Wiltshire Council, and neighbours would be notified of such works occurring. In particular, these may involve highway works, service diversions, delivery and offloading of abnormal loads. Site Security Hoarding will be maintained around the parts of the Site where construction is taking place at all times and will be positioned to maintain existing pedestrian and cycle routes wherever possible. The positioning of this hoarding will be agreed in writing with Wiltshire Council and all relevant licenses acquired prior to its installation. The hoarding will be provided in accordance with Health and Safety Executive (HSE) standards and will be well lit during hours of darkness and maintained during the works. Environmental Statement: Chapter 5 - Development Construction Page 6 of 9

52 Construction Traffic It is estimated by the Applicant s transport consultants, IMA, that the construction stage could generate on an average day at peak of construction up to 10 HGV off-peak two way trips (materials) and up to 30 peak two-way car movements (employees). This includes a car occupancy rate of 1.8 persons per vehicle, which is typical for this type of work It is intended that all construction traffic (including HGVs) will approach and leave the Site via the Primary Road Network (PRN). A HGV routing plan has been agreed with Wiltshire Council and comprises Figure 7.5 of Chapter 7: Traffic and Transport During the construction period, it is possible that the Development may generate a very small number of HGVs carrying exceptional loads. The number and frequency of these will depend largely on the programme of construction and the materials used. However any exceptional loads would be carried outside network peak hours, and use the PRN as outlined above Demolition and construction vehicular traffic will be controlled via the implementation of a series of measures contained within the CEMP, which will control issues such as HGV routing; timing of deliveries; vehicle maintenance and emissions; Site access and egress; public safety and nuisance; and contractor parking. Waste Management and Materials Storage As indicated above, an audit of the existing buildings will be completed prior to demolition to confirm the maximum volume of materials that can be salvaged, re-used or recycled following the ICE s Demolition Protocol. A Site Waste Management Plan (SWMP) will be developed by the appointed Principal Contractor in accordance with best practice guidance including from WRAP 7. The SWMP will contain details of the procedure for assessment, separation and storage of waste materials for re-use, recycling or disposal Waste materials will be generated during all stages of the demolition and construction works, with major sources including: Demolition spoil, for example, concrete, brick rubble, steel, aluminium, plastics, wood, that cannot be re-used or recycled; Geotechnically and / or chemically unsuitable soils (refer to Chapter 10: Soils and Ground Conditions); and Packaging, for example, plastics, pallets, expanded foams All relevant contractors will be required to investigate opportunities to minimise waste arisings at source and, where such waste generation is unavoidable, to maximise the recycling and reuse potential of demolition and construction materials. Wherever feasible, such arisings will be dealt with in a manner that reduces environmental impact and maximises potential re-use of materials All waste will be stored securely in clearly labelled stockpiles, skips or drums in designated areas. Where possible, materials to be reused or recycled will be sorted on-site and stockpiled ready for collection. However, it may be necessary for some wastes to be taken off-site for segregation by a specialist contractor. The amount of construction waste reused, recycled or sent to landfill will be recorded by the contractor All waste removed from the Site (including recyclable waste) will be taken to a licensed or exempt waste disposal facility by a registered waste carrier. The Principal Contractor will ensure that all waste carriers and waste disposal facilities are appropriately licensed. Environmental Statement: Chapter 5 - Development Construction Page 7 of 9

53 5.39. All potentially hazardous materials, such as waste oil and batteries, require additional handling, storage and disposal precautions. They will be clearly labelled and removed by a specialist, licensed Waste Contractor, and appropriate measures made for their disposal in accordance with all applicable environmental and health and safety legislation Where suspected contaminated or hazardous material or ground is encountered, that has not previously been identified by site investigations, the contractor is responsible for commissioning testing of samples to classify the extent and nature of these substances. This shall be undertaken by a UKAS accredited testing facility. If contamination is confirmed present, a suitably qualified specialist would be consulted to determine the appropriate remediation strategy Stockpiling of potentially contaminated material shall be avoided. Where stockpiling is unavoidable, the material must be located on hardstanding and covered with sheeting. Samples of excavated material will also be tested by the contractor, or appointed agent, to enable classification of the waste for disposal purposes When leaving the Site, appropriate measures will be taken to prevent waste escaping onto the public highways, for example containers must be secured and open skips must be covered by sheeting All roads, pavements, construction equipment, temporary structures, materials and machines will be kept clean and tidy at all times with litter and rubbish removed promptly. Food waste will be collected regularly to avoid attracting vermin to the Site On completion of the works, each contractor will clear away, and remove from the Site, all plant, surplus materials, rubbish and temporary works. Management of Sub-Contractors All sub-contractors on the Site (for example for demolition or waste disposal) will be required to follow a good working practice as outlined in the CEMP and to comply with statutory requirements Through the tender process, sub-contractors will be required to demonstrate how they will achieve the provisions of the CEMP, how targets would be met, and how potential environmental and public nuisance effects would be minimised Contractors at the Site will be required to: Run induction courses for all personnel on-site to ensure that the Site rules are obeyed and to achieve the least amount of disruption to neighbouring properties; and Inform the Principal Contractor or Construction Manager of any complaints or abnormal works. Liaison with Neighbours and Wiltshire Council The Principal Contractor or the Construction Manager will be required to undertake the following: Establish a dedicated point of contact and responsibility to deal with issues as they arise (comprising a named representative); Undertake regular dialogue with Wiltshire Council and the local community; Log complaints and respond to them in a timely manner (the required actions will be different in each specific case, depending on the operation, equipment and location, and may involve applying additional controls); and Environmental Statement: Chapter 5 - Development Construction Page 8 of 9

54 Notify Wiltshire Council and neighbours, where appropriate, in advance of unusual activities or events that can be anticipated; relevant activities would be determined by agreement wherever possible with the Council, once the detailed programme of construction is defined and will include (as appropriate): - Commencement of demolition / construction in certain areas; - Necessary night time, weekend or evening working (outside core areas) of a type which may affect properties; - Road or footpath closures / diversions and movements of wide loads; - Actions requiring monitoring by the Council; and - Work on roads affecting land used by others. Environmental Statement: Chapter 5 - Development Construction Page 9 of 9

55 References 1 WRAP (2008) ICE Demolition Protocol 2 HMSO (2015) Construction (Design and Management) Regulations 2015, TSO London 3 HMSO (2010) The Environmental Permitting (England and Wales) Regulations 2010, SI 2010/365, as amended in 2010, 2011, 2012 and 2013, TSO London 4 HMSO (1990) The Environmental Protection Act, CL:AIRE (2011) The Definition of Waste: Development Industry Code of Practice Version 2, CL:AIRE, London 6 NJUG (2013) Guidelines on the Positioning and Colour Coding of Underground Apparatus (Issue 8) October Environmental Statement: Chapter 5 - Development Construction References

56 6. Socio-economics Introduction 6.1. This chapter, which was prepared by Regeneris Consulting, presents an assessment of the likely significant socio-economic effects of the Development. Particular consideration is given within the chapter to: The potential effects of the Development arising through demolition and construction, e.g. temporary construction employment and associated local expenditure generated during the demolition and construction period; The effects of the Development upon the local housing market, including the provision of affordable housing; The potential effects upon the demographic profile of the impact areas arising from an increase in the local population (i.e. number of residents, supply of labour, household expenditure effects), as well as upon local social and community infrastructure (including education and health services); and The potential job opportunities that would be created as a result of the proposed employment floorspace, retail and hotel uses when they are fully operational and occupied This chapter provides a brief summary of relevant legislation, planning policy and guidance, and a description of the methodology adopted for the assessment. This is followed by a description of the relevant baseline conditions of the Site and the surrounding area, and an assessment of the potential effects of the Development during demolition and construction and once the Development is completed and operational. Mitigation measures are identified, where appropriate, to avoid, reduce or offset any adverse effects, following which a summary of the likely significant residual effects of the Development is provided, having regard to mitigation adopted This chapter is supported by the following figures: Figure Age Distribution in Chippenham, Wiltshire and England, 2014; Figure Population projections for Wiltshire and England, ; Figure Employment Changes for Chippenham, Wiltshire, the South West and England, ; Figure Lower Quartile House Price Income Ratios, ; Figure Index of Multiple Deprivation, 2015; Figure 6.6a - Nursery Provision within 2 miles of the Site; Figure 6.6b - Primary and Secondary School Provision within 3 miles of the Site; and Figure GP Surgeries and Dental Practices within 2 miles of the Site. Legislation, Planning Policy and Guidance National Planning Policy and Guidance National Planning Policy Framework, The National Planning Policy Framework (NPPF) 1 sets out the Government s planning policies and how these are expected to be applied. Central to this framework is the presumption in favour of sustainable development; it is identified as the golden thread running through both plan-making Environmental Statement: Chapter 6 - Socio-Economics Page 1 of 28

57 and decision-taking (paragraph 14). Three dimensions of sustainable development are defined by the NPPF in setting out the role of the planning system: Economic - the planning system is able to perform an economic role through supporting growth and innovation. Social - the planning system can perform a social role by supporting strong, vibrant and healthy communities. This includes providing the supply of housing required to meet the needs of present and future generations and through accessible local services that reflect the community s needs and support its health, social and cultural well-being. Environmental - the planning system is able to perform an environmental role by protecting and enhancing the natural, built and historic environment NPPF notes that these roles are mutually dependent and so should not be undertaken in isolation: to achieve sustainable development, economic, social and environmental gains should be sought jointly and simultaneously through the planning system (paragraph 8) Of particular relevance to the assessment of socio-economic effects of the Development are the positive improvements identified by the NPPF which the planning system should seek to achieve (paragraph 9): Making it easier for jobs to be created in cities, towns and villages; Improving the conditions in which people live, work, travel and take leisure; and Widening the choice of high quality homes Local planning authorities should proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs (paragraph 17). Local Planning Policy Wiltshire Core Strategy, The Wiltshire Core Strategy (2015) 2 sets out the overall spatial strategy including land use policies and proposals for Wiltshire between 2006 and The following core strategic objectives encompass the policies that are of relevance to the Development: Strategic Objective 1: delivering a thriving economy: the strategy enables development that encourages economic vitality and provides local jobs and access to facilities and retail choice in convenient locations. Strategic Objective 3: providing everyone with access to a decent, affordable home: the strategy makes provision for at least 42,000 new homes in Wiltshire for the time period up to 2026 with primary focus on the Principal Settlements of Trowbridge, Chippenham, Salisbury and the market towns. 24,740 homes have been allocated to the North and West Wiltshire Housing Market Area (HMA) The Core Strategy sets out an area-specific strategy for Chippenham that is based on delivering significant job growth [and ensuring] employment is accessible to the local population [through a] choice of employment Sites [that will] form part of mixed use urban extensions, incorporating housing (paragraph 5.46). The following core policies are of relevance: Core Policy 9: Chippenham Central Areas of Opportunity: the redevelopment of the following Sites will be supported: Environmental Statement: Chapter 6 - Socio-Economics Page 2 of 28

58 ii) Langley Park - to deliver a mixed use Site solution for a key redevelopment opportunity area to support the retention of significant business uses on part of the Site. Core Policy 10: Spatial Strategy Chippenham Community Area: identifies the need for approximately 26.5 ha of land for employment and a requirement of 4,510 new homes within the Chippenham town area between 2006 and In addition to strategic and area-specific core policies, the strategy contains a number of relevant policies to help ensure delivery of the spatial objectives: Core Policy 34: Additional Employment Land: proposals for employment development (use classes B1, B2 or B8) will be supported within the Principal Settlements. Core Policy 35: Existing Employment Land: proposals for renewal and intensification of existing employment uses within the Principal Employment Areas will be supported. Core Policy 40: Hotels, Bed & Breakfasts, Guest Houses and Conference Facilities: proposals for new hotels will be supported within Principal Settlements. Core Policy 43: Providing Affordable Homes: sets out when affordable housing provision will be required and the proportions which will be sought from open market housing development. Core Policy 45: Meeting Wiltshire s Housing Needs: new housing, both market and affordable, must be well designed to address local housing need. Core Policy 46: Meeting the Needs of Wiltshire s Vulnerable and Older People: provision of new housing to meet the specific needs of vulnerable and older people will be required. North Wiltshire Local Plan 2011 (saved policies) The North Wiltshire Local Plan (2011) 3 was adopted by the former North Wiltshire District Council in Changes in administrative boundaries dictated that most of the policies within the local plan have now been replaced by the Wiltshire Core Strategy (2015) A small number of policies within the North Wiltshire Local Plan have been saved alongside the new policies of the Wiltshire Core Strategy. There are no saved policies that are of direct relevance to this socio-economic assessment. Other Guidance This chapter makes use of the following guidance to inform the assessment of the Development s effects: OffPAT, Construction jobs estimation guidance 4 ; The Homes and Communities Agency (HCA) Employment Densities Guide 5, which contains employment densities by floorspace uses. This is used to calculate the likely number of jobs that will be supported through the additional commercial floorspace developed at the Site; HCA Additionality Guide 6 is used to inform the calculation of indirect and induced employment from the commercial floorspace; English Housing Survey 7 is used to inform the calculation of population yield; Wiltshire Council s School Places and Capital Cost Multipliers for Section 106 Agreements 8 ; contains pupil product numbers used to calculate the likely number of primary and secondary school pupils yielded from the Development; Family Expenditure Survey 9 is used to inform Regeneris s in-house model to calculate household expenditure. Environmental Statement: Chapter 6 - Socio-Economics Page 3 of 28

59 Wiltshire Open Space Study (2016) 10 contains proposed open space quantity standards that are used to estimate the additional quantity of total open space required due to an increase in the population from the Development. Scope and Consultation This chapter makes use of desk-based research to assess the following effects: Temporary employment creation associated with the demolition and construction of the Development, and associated local expenditure; The effects of the residential elements of the Development on the local housing market; The socio-economic effects of an increase in the population, particularly additional residents of the Development that are actively employed or seeking work; The increase in household expenditure as a result of the increase in population; The increased demand for social and community infrastructure in the local area as a result of the increase in resident population; and The employment yield associated with the employment floorspace This chapter has relied upon desk-based research and assessment, and no direct consultations have been carried out in preparing this chapter The socio-economic assessment has been carried out in accordance with the scope defined in the EIA Scoping Report of December This was confirmed as adequate within Wiltshire Council s Scoping Opinion dated 3 February The Scoping Opinion made particular reference to the following socio-economic issues: changes in population and journey to work patterns; an increase in inward migration from both the immediately surrounding rural areas and from the wider area; the requirement for temporary accommodation during construction; and direct, indirect, and induced employment generation. These matters have accordingly been included within the scope of this chapter. Assessment Methodology and Significance Criteria Assessment Methodology There is no specific guidance available which establishes a methodology to be followed when assessing the socio-economic effects of development for Environmental Impact Assessments (EIAs). However, the approach used in this assessment is based upon professional experience of undertaking similar assessments, consultation and discussions with stakeholders, consideration of policy and guidance as relevant, and the collation of data from relevant sources The socio-economic effects of the Development will be limited to a district level (or lower). Therefore, the assessment of socio-economic effects focuses upon the impacts associated with the Development at the following geographical areas: the local effects occurring on the Site itself, the district effects for the settlement of Chippenham, and the wider district of Wiltshire Having regard to the scale and nature of the Development, it can be determined that there will be no discernible socio-economic effects at a sub-regional, regional, national or international level. Environmental Statement: Chapter 6 - Socio-Economics Page 4 of 28

60 6.20. As part of the desk-based research, in order to establish the baseline, the chapter makes use of important data sources including: Wiltshire Council Town Centre and Retail Study (2011) 11 ; 2011 Census 12 ; Annual Survey of Hours and Earning 13 ; Annual Population Survey 14 ; Business Register and Employment Survey 15 ; DCLG Live tables on housing market and house prices 16 ; and Department for Education Schools Capacity Data 17 and NHS Choices Data Lower Layer Super Output Areas (LSOAs) are geographic boundaries that are part of a geographic hierarchy built from postcode units. The system was designed by the Office for National Statistics to improve the reporting of small area statistics. In this assessment, Chippenham is defined by the following LSOAs, which is consistent with the definition used by Wiltshire County Council: Wiltshire 009A-F, Wiltshire 010A-G, Wiltshire 011A-F, and Wiltshire 014A-E. This definition is used to calculate population and employment estimates for the settlement of Chippenham In socio-economic assessment, receptors and the effects of development upon them may be abstract and diffuse compared with environmental receptors (such as water courses or air quality). For the purposes of this socio-economic assessment, the receptors are the population and economy, together with its social and community infrastructure These are broad-based receptors, so a set of indicators is necessary to identify them in more specific terms, and for the Development s effects on them to be measured. The specific receptors this chapter is concerned with and the indicators relevant to them are described below: Construction sector employment and unemployment - this includes the recent performance of the construction industry within the local area, the extent to which construction employment is prioritised in relevant local policy documentation, and the recent labour market performance, including trends in the unemployment rate and the claimant count. Overall employment and employment rate in Chippenham and Wiltshire - this explores current levels and recent trends to assess the current performance of the labour market. It also takes account of the extent to which job creation and employment is priorities in relevant local policy documentation. Population count (total population and working age 16-64) - this assesses the current age structure in the local area, and forecasts of future demographic changes that may present a challenge to the economic and social sustainability of the local area. Housing units - focusing on the current stock of housing and key variables such as house prices. Number and proportion of high skilled working age residents - this considers the current level of working age residents and higher skilled working age residents, and offers a comparison with regional and national comparators. Capacity of local social and community infrastructure - this considers the current capacity of local social and community infrastructure (including local schools, health facilities, open space and local shops / community facilities) and includes an analysis of current capacity and likely future trends (for schools and health). Environmental Statement: Chapter 6 - Socio-Economics Page 5 of 28

61 6.24. The methods used to assess each of the effects are listed below: Temporary construction employment creation capital construction expenditure supplied by the Applicant has been applied to the construction labour coefficients supplied by OffPAT to yield an estimate of temporary construction employment creation. Quantification of the increase in population and the socio-economic status of this new population - this is based upon the proposed mix of residential units and the average number of residents for different size of dwellings taken from the DCLG Survey of English Housing. The proportion of people employed as managers or professionals in LSOAs within Wiltshire with a similar housing mix as that of the Development is used to calculate the number of highly-skilled residents likely to arise from the Development. The number of children likely to be living in the Development - estimates are based on pupil product ratios calculated by Wiltshire Council. Primary and secondary school pupil product ratios are applied to the number of residential units to yield the expected increase in the number of primary and secondary pupils. The increase in household expenditure as a result of the increase in population - this is calculated using Regeneris s in-house model that calculates average household expenditure in a local area and the wider district as well as using the 2011 Wiltshire Retail Study and other desk-based research to inform assumptions about patterns of household expenditure. The increased demand for social and community infrastructure in the local area - spare capacity is assessed through desk based research and a review of local policy documents on school capacity, roll size, forecast pupil changes and NHS data on GP surgeries, dentist surgeries and open space. Population yield estimates are applied to proposed open space quantity standards in the Wiltshire Open Space Study (2016) to estimate the quantity of additional open space required. The employment yield associated with the employment floorspace - this is calculated using employment floorspace measurements supplied by the Applicant and applying them to the employment density ratios associated with the use type of the floorspace, supplied by the HCA. Significance Criteria Sensitivity of Receptors The first step in the assessment is to consider the sensitivity of the receptors. In socio-economic assessment, receptors are not sensitive to changing conditions in the same way as many environmental receptors. To address this, the assessment draws on a combination of the measurable indicators described above and consideration of the importance of the receptor in policy terms to gauge the receptor's sensitivity. For example, an area's working age population may increase if new residents move to an area, or the number of jobs may increase as new jobs are created. This is considered alongside the weight attached to these issues in local policy. For example, the Local Plan may have identified that an area's working age population is set to contract and that related action is required in policy, or that employment and business growth is a particular priority in planning policy. The criteria for determining the sensitivity of socio-economic receptors are set out in Table 6.1. Environmental Statement: Chapter 6 - Socio-Economics Page 6 of 28

62 Table 6.1: Criteria for Sensitivity Assessment of Socio-Economic Receptors Sensitivity High Medium Low Negligible Evidence for Sensitivity Assessments Evidence of direct and significant socio-economic challenges relating to receptor. Accorded a high priority in local, regional or national economic and regeneration policy. Some evidence of socio-economic challenges linked to receptor, which may be indirect. Change relating to receptor has medium priority in local, regional and national economic and regeneration policy. Little evidence of socio-economic challenges relating to receptor. Receptor is accorded a low priority in local, regional and national economic and regeneration policy. No socio-economic issues relating to receptor. Receptor is not considered a priority in local, regional and national economic development and regeneration policy. Magnitude The magnitude of the effects has been determined by considering the predicted deviation from baseline conditions, both before and, if required, after mitigation. The criteria used for the assessment of the magnitude of socio-economic impacts (both positive and negative) are shown in Table 6.2: Table 6.2: Criteria for Assessment of Magnitude of Effect for Socio-Economic Effects Magnitude of Effect Substantial Moderate Minor Negligible Description/Criteria Proposals would cause a substantial change to existing socio-economic conditions in terms of absolute and or percentage change. Proposals would cause a moderate change to existing socio-economic conditions in terms of absolute and or percentage change. Proposals would cause a minor change to existing socio-economic conditions in terms of absolute and or percentage change. No discernible change in baseline socio-economic conditions. Significance In reporting the significance of the effects of the Development, both in construction and operational terms, the assessment contextualises both the sensitivity of the receptor and the magnitude of the effect. These effects can be either beneficial or adverse. The method uses a significance matrix as shown in Table 6.3. Table 6.3: Criteria for Assessment of Significance of Socio-Economic Effects Magnitude of Effect Sensitivity of Receptor High Medium Low Negligible Substantial Major Major Moderate Negligible Moderate Major Moderate Minor Negligible Minor Moderate Minor Minor Negligible Negligible Negligible Negligible Negligible Negligible Environmental Statement: Chapter 6 - Socio-Economics Page 7 of 28

63 Assumptions / Limitations Assumptions adopted in the assessment of effects are made explicit under the assessment of each potential effect. The techniques used are considered to be appropriate and proportionate. As such, no specific limitations to the assessment are identified As the Development forms the subject of an outline planning application, the assessments contained in this ES have been undertaken in on the basis of a series of Parameter Plans and a Development Specification which outline the maximum extents of Development. For assessing socio-economic effects, worst-case scenarios have been used for both the residential component of the scheme and for the employment-generating components of the scheme. This approach has been taken to ensure that the assessment does not under-state the potential effects (demands) arising on social and community infrastructure, as well as over-state the employment effects of the Development For the purposes of assessing the socio-economic effects associated with the residential element of the proposed Development, the assessment is based on 400 residential units covering a total of up to 29,317m 2 floorspace (comprising a proposed residential floor area of 26,617m 2 and approximately 2,700m 2 of garages) For the purposes of assessing the socio-economic effects of the proposed commercial elements of the Development, the assessment is based upon up to 13,656m 2 of B1, B2 and B8 floorspace, up to 1,741m 2 of floorspace for a discount foodstore (A1 use), up to 199m 2 of floorspace for a café (A3 use) and up to 2,394m 2 floorspace for a 69 bed hotel. Appropriate reference is made within the assessment sections of this chapter to the potential implications of a lesser amount of commercial floorspace being delivered (having regard to the fact that the above represent the maximum extents in each instance). Baseline Conditions Existing Baseline This section outlines the demographic and socio-economic profile of Chippenham and the district of Wiltshire, and draws comparisons with the wider region (the South West) and England. This encompasses key population changes, both past and future predictions, and recent changes within the labour market. The Site The Site, comprising around 18.9 hectares, currently accommodates a number of industrial and commercial units, many of which are vacant and in poor condition. Current existing total floorspace is 74,173m 2 of which 28,607m 2 is currently vacant, with a further 1,115m 2 vacant but currently under offer (March 2016 figures). Demographic Characteristics According to the latest ONS mid-year population estimates (2015), there were approximately 36,000 people living in Chippenham in Across the district of Wiltshire, the total population was around 483,000. Between 2001 and 2014, the population in Chippenham grew by around 2,800, or 8%. Across Wiltshire, the number of residents rose by almost 50,000, or 11%. By comparison, England s total population increased by 10% over the same time period. Environmental Statement: Chapter 6 - Socio-Economics Page 8 of 28

64 6.35. The population growth across Chippenham and Wiltshire was largely fuelled by rises in the retired population and the age group. Between 2001 and 2014, the retired population in the town and the district increased by 27% and 36% respectively. Similarly, the age cohort increased by 41% in Chippenham and 36% across Wiltshire. The growth in these two age groups outstripped the corresponding increases across England, where the retired population increased by 22% and the age group rose by 17% The estimates for 2014 show that the population across Wiltshire featured a higher proportion of year-olds and over 65s compared with England, although the differences are relatively small. In Wiltshire, the retired population constituted 20% of the total population, marginally higher than the size of the retired population across England (18%). Similarly, the age group accounted for 28% of Wiltshire s residents compared with 25% across England. Although the retired population was small in Chippenham relative to Wiltshire and England (16% of the population), the age cohort (28% of Chippenham s population) was higher than the national average The age distribution profile for Chippenham, Wiltshire and England using the 2014 estimates is shown in Figure 6.1. ONS population projections for Wiltshire and England (2012 to 2037) are shown in Figure 6.2). Labour Market Key indicators of the health of Wiltshire s labour market (recent employment changes, the economic activity rate, employment rate and unemployment rate) reveal that the district s economy compares well with England According to the latest ONS Business Register and Employment Survey (2014), there were 15,800 and 184,700 employees in Chippenham and Wiltshire respectively in Between 2009 and 2014, the number of employees in Wiltshire increased by 5%, in line with the increase in England, while the workforce in Chippenham grew by 10%. The rise in employment outstrips the comparatively modest growth across the South West region over the same time period (2%). Figure 6.3 shows the employment changes for Chippenham, Wiltshire, the South West and England between 2009 and The latest Annual Population Survey provides further evidence of a strong economy in Wiltshire. According to the data, the economic activity rate and employment rate for Wiltshire is higher than the corresponding rates for England. As of September 2015, the economic activity rate for Wiltshire was 82.3% compared with 77.8% for England. Similarly, the employment rate was 79.5%, almost six percentage points higher than the national rate (73.6%). Unemployment across Wiltshire is also lower than across England, and was 3.4% in September 2015 compared with 5.5% nationally. Table 6.4: Summary of Labour Market Indicators in Wiltshire, the South West and England, 2015 Economic Activity Rate Employment Rate Unemployment Rate Wiltshire 82.3% 79.5% 3.4% South West 80.8% 77.4% 4.2% England 77.8% 73.6% 5.5% Source: Annual Survey of Hours and Earnings, September The recent strong performance of the Wiltshire economy is consistent with longer-term trends. The averages of the economic activity, employment and unemployment rates between 2004 and 2015 show that economic activity and employment is historically higher across the district, and that unemployment remains below the national average. Environmental Statement: Chapter 6 - Socio-Economics Page 9 of 28

65 6.42. Between 2004 and 2015, the average economic activity rate and the employment rate were 81.2% and 77.5% respectively, while unemployment averaged 4.6%. This compares favourably with the corresponding averages nationally: the average economic activity rate and employment rate were lower across England (76.9% and 71.8% respectively). Likewise, the average unemployment rate for England was higher over the time period, averaging 6.6%. Labour Force Skills The Annual Population Survey suggests that workers in Wiltshire are more skilled than the rest of England. According to the Annual Population Survey, approximately 44% of workers in Wiltshire held higher level qualifications (Level 4 or above) in December This is proportionally higher than the rate across the South West (41%) and England (41.3%) Similarly, the breakdown of employment by occupation shows that the proportion of higher skilled occupations (higher skilled occupations are managers, directors or senior officials, professional occupations and associate professional occupations) is higher in Wiltshire than across the regional and national averages. As of September 2015, 47.3% of employment in Wiltshire was in higher skilled occupations, compared with 44.7% across the South West and 44.1% across England. Earnings Although residents employed in Wiltshire have relatively high skillsets compared with England, average earnings are lower across the district compared with England. According to the Annual Survey of Hours and Earnings (2015), the average annual earnings for a Wiltshire resident were 26,900 compared with 28,100 across England. Earnings in Wiltshire did, however, exceed the regional average ( 25,200) Although the average wage in Wiltshire is lower than the national average, earnings of the highest paid residents exceed the corresponding pay across England. Residents in the 80 th percentile in Wiltshire earned 38,700 compared with 38,300 nationally. This suggests that the average annual earnings in Wiltshire are being substantially reduced by a large concentration of residents occupying lower value, lower-paid jobs The fact that earnings of workers in Wiltshire are below the corresponding earnings for the district s residents implies that a significant proportion of Wiltshire s residents commute out of the district and are employed in more highly paid jobs elsewhere. Table 6.5: Summary of Annual Earnings in Wiltshire, the South West and England, 2015 Residents Earnings Workers Earnings Wiltshire South West England Wiltshire South West England Mean 26,900 25,200 28,100 24,200 24,400 28, percentile 6,800 6,700 7,200 6,700 6,400 7, percentile 11,000 10,600 11,600 10,500 10,300 11, percentile 38,700 35,400 38,400 34,200 34,600 38,400 Source: Annual Survey of Hours and Earnings Housing Market According to the 2011 Census, there were 15,270 dwellings in Chippenham in 2011, accounting for 8% of the total number of dwellings in Wiltshire. Environmental Statement: Chapter 6 - Socio-Economics Page 10 of 28

66 6.49. Wiltshire Core Strategy (2015) contains housing requirements against which land supply is assessed. The Core Strategy indicates that the Chippenham Community Area has delivered 147 new dwellings per annum between 2006 and 2014, compared to a target of 255 new dwellings per annum over the plan period ( ). The implication of this is that the delivery rate will need to increase significantly to around 314 dwellings per annum between 2014 and 2026 in order to meet the target requirement. Chippenham Town itself requires 4,510 new dwellings over the plan period, of which 995 new dwellings have been delivered between 2006 and dwellings have been permitted thus leaving a shortfall of 2,686 (60%) dwellings required up to the end of the plan period (2026) - this is equivalent to delivering 224 new dwellings per annum in Chippenham Town between 2014 and Table 6.6: Housing Supply Monitoring Data for Chippenham Housing Requirement Housing Completions Per annum Annualised Permitted Sites Chippenham Town 4, Chippenham Community Area Total 5, , Source: Wiltshire Core Strategy (2015), Chippenham Area Strategy. Chippenham Community Area consists of Chippenham Town plus a small number of other areas adjacent to the town centre House price to income ratios (affordability) for Wiltshire are shown in Figure 6.4, with national ratios shown as a comparison. The data indicates that house prices in Wiltshire have been less affordable compared to England throughout the whole period shown. Further, affordability ratios have increased in Wiltshire over the last three years, in contrast to the trend nationally. In 2013, the lower quartile house price to income ratio stood at 8.3 in Wiltshire, compared to 6.5 in England. In addition, the most recent DCLG data (Live Table 600) shows that there were 1,325 households on the local authority housing waiting list in Wiltshire The Wiltshire Core Strategy (2015) aims to address the shortfall in affordable homes across Wiltshire through ensuring all new schemes of five or more houses deliver appropriate on side affordable housing provision (page 30) and Core Policy 43 expects to deliver around 13,000 affordable homes in Wiltshire within the Plan period and states that new open market housing developments in Chippenham are subject to the 40% affordable housing zone (page ). Levels of Deprivation The latest Index of Multiple Deprivation (IMD) (2015) data shows that in Chippenham and the surrounding local area there is inequality and pockets of severe deprivation, including some of the most deprived areas in the country. This can be clearly seen in Figure 6.5. However, the Site itself is located in a relatively affluent area with an IMD rank that falls within the 80 th - 90 th percentile, with the 1 st percentile being the most deprived and the 100 th percentile being the least deprived. Social and Community Infrastructure The following section assesses existing provision of education and healthcare infrastructure within specified distances from the Site. This includes: Education, consisting of nurseries, and primary and secondary schools; and Healthcare, encompassing GP surgeries, hospital and dental practices. Environmental Statement: Chapter 6 - Socio-Economics Page 11 of 28

67 6.54. The section also considers wider social and community infrastructure such as local services, open spaces and other amenities. Education The assessment of primary education facilities is based on schools within a two-mile radius of the Site. Section 444(5) of the Education Act 1996 suggests a maximum walking distance of 3.2 km (2 miles) for a child who is under the age of eight. This is used as the cut-off point for determining eligibility for free school transport. However, in practice, the majority of primary school age children live closer than this maximum walking distance. The 2010 National Travel Survey found that the average trip length for primary school children was 2.4 km (1.5 miles). As this guidance applies to children under the age of eight, the distance of 3.2 km (2 miles) has been used for the assessment of both primary and nursery provision The assessment of secondary education facilities is based on schools within a three-mile radius of the Site. Section 444(5) of the Education Act 1996 suggests a maximum walking distance of 4.8 km (3 miles) for a child who is over the age of eight. This forms the basis for the assessment of secondary school provision. Nursery Provision There are six privately operated nurseries within 3.2 km (2 miles) of the Site (refer to Table 6.7 and Figure 6.6a). Although capacity data implies that these nurseries are operating above capacity, children attend nurseries at different times of the day and often on different days. Taking this into account, the figures do not always provide an entirely accurate provision of actual capacity, and there is potential for space capacity to exist. It should also be noted that some primary schools will also include nursery pre-school provision from 3 years onwards. Table 6.7: Summary Information for Nurseries within 3.2 km (2 miles) of Site No School Ages Capacity Roll Size Distance from Site (km) 1 New Road Children s Day Care Nursery Happy Day Pre-School Busy Bees Nursery (Wiltshire) Ltd Snowdrop Cottage Day Nursery Key Day Nursery Lodge Farm Nursery Source: OFSTED Inspection Reports, accessed: February 2016 Primary School Provision There are 12 primary schools within 3.2 km (2 miles) of the Site (refer to Table 6.8 and Figure 6.6b). Existing information implies that a number of schools in the area have spare capacity. This chapter makes use of the latest School Census data collected by the Department of Education in January One of the schools listed also offers nursery education and another school offers secondary education; the capacity data for these two schools does not provide a breakdown of total capacity by age group and therefore, for these two schools, it is not possible to state with certainty that all spare capacity (14 spare places in total) represents surplus primary school places. Environmental Statement: Chapter 6 - Socio-Economics Page 12 of 28

68 6.59. According to the latest January 2015 data, 11 of the 12 schools (92%) have spare capacity. There are up to 686 spare primary school places in total across the schools. Discounting the figures for the two schools where uncertainty exists, the total spare capacity would still be 672 spaces. The nearest school to the Site with spare places is Monkton Park Primary school, which is located approximately 0.7 km (0.43 miles) from the Site. Table 6.8 Summary Information for Primary Schools within 3.2 km (2 miles) of the Site No School Type Ages Capacity Roll Size 1 Monkton Park Primary School 2 Ivy Lane Primary School 3 St Paul's Primary School Community School Community School Community School 4 St Nicholas School Community Special School 5 Redland Primary School 6 Charter Primary School 7 St Mary's RC Primary School 8 Kings Lodge Primary School 9 St Peter's CofE Academy 10 Queen's Crescent Primary School 11 Langley Fitzurse CoE Primary School 12 Frogwell Primary School Community School Community School Voluntary Aided School Community School Academy Converter Academy Converter Voluntary Controlled School Foundation School Spare Places Distance from Site (km) Total 3,525 2, Source: Department for Education, January 2015, accessed: February 2016 Secondary School Provision There are three secondary schools within 4.8 km (3 miles) of the Site (refer to Table 6.9 and Figure 6.6b). Generally, spare capacity is relatively high and across the three schools, there are 508 spare places. All schools have post-16 capacity and capacity data for these schools does not provide a breakdown of total capacity by age group. Therefore, it is not possible to state with certainty that all spare capacity represents surplus secondary school places. Environmental Statement: Chapter 6 - Socio-Economics Page 13 of 28

69 6.61. The nearest school to the Site, All Saints Catholic High School, is located 0.92 miles from the Site, and has spare capacity of 140 places. Table 6.9: Summary Information for Secondary Schools within 4.8 km (3 miles) of the Site No School Type Ages Capacity Roll Size 1 Sheldon School Academy Converter 2 Hardenhuish School Academy Converter 3 Abbeyfield School Community School Spare Places ,800 1, ,678 1, , Total 4,547 4, Source: Department for Education, January 2015, accessed: February 2016 Health Provision Distance from Site (km) In terms of healthcare provision, the nearest hospital, approximately 1.6 km (one mile) from the Site, is the Chippenham Community Hospital under the control of Great Western Hospitals NHS Foundation Trust. The Hospital is fully operational and provides a range of services including children s and adolescent services, orthopaedics, dermatology, general surgery and outpatient clinics The assessment of health provision is based on a 3.2 km (two mile) radius of the Site. This allows for a reasonable walking distance to local health services, but is not drawn from any policy guidance Within 3.2 km (2 miles) of the Site, there are three GP practices and one branch surgery (refer to Figure 6.7). Although Hathaway Surgery is the closest to the Site (approximately 0.3 km away), it is a branch of the Hathaway Medical Centre and therefore shares patients and doctors. As such, it has not been included in the summary information presented in Table 6.10 to avoid doublecounting Despite the limited range of GP practices within the vicinity of the Site, all are currently accepting new patients, which typically suggests that they are operating below full capacity. The Royal College of General Practitioners advise a maximum of 1,800 patients per full-time GP. Assuming that all GPs are full time, then two of the three centres are operating close to or over capacity. However, in this instance, it is difficult to assess capacity according to this guidance as it is not clear whether these GPs are FTEs. Table 6.10: Summary Information for GP Practices within 3.2 km (2 miles) of Site No Name Number of Patients Number of GPs Patients per GP Currently Accepting New Patients? Rowden Surgery 15, ,758 Yes 1.8 Hathaway Medical Centre 16, ,011 Yes 2.1 The Lodge Surgery 8, ,366 Yes 2.4 Source: NHS Choices, accessed: February 2016 Distance from Site (km) Environmental Statement: Chapter 6 - Socio-Economics Page 14 of 28

70 6.66. The local area is relatively well served by dental practices. Within 3.2km (two miles) of the Site there are six dental surgeries with a total of 19 dentists (refer to Table 6.11 and Figure 6.7). Chippenham Community Hospital also provides chargeable NHS dental services and out of hours dental services for those in need of urgent care, although they do not register patients at the centre for regular dental care It is not clear whether these dentists are FTEs and since data on the number of patients is unavailable, it is difficult to assess the capacity of existing provision. Table 6.11 Summary Information for Dental Surgeries within 3.2 km (2 miles) of Site No Name Number of Dentists Distance from Site (km) 1 Hanlon, Gardner Dental Surgeons Caledonia Dental Practice Old College Dental Surgery High Street Dental Practice London Road Dental Practice Hathaway Dental Practice Source: NHS Choices, accessed: February 2016 Wider Social and Community Infrastructure There are a variety of other social and community facilities, shown in Table 6.12 (below), within a 1 km (0.6 miles) radius from the Site. These include opticians, pharmacies, libraries, pubs and bars, parks / open spaces, places of worship, police stations and fire stations The Site is approximately 0.87 km (0.54 miles) from Chippenham Town Centre. The Town Centre has a good mix of retail and leisure facilities on offer. Furthermore, in close proximity to the Site is Brignall Opticians (0.4 km), Boots pharmacy (0.7 km), Wiltshire and Swindon History Centre Library (0.3 km), the New Inn pub (0.4 km), Monkton Park (0.4 km), Monkton Park Police Station (0.5 km), Chippenham Fire Station (0.8 km) and Brethrens Meeting Room (0.4 km). There are also a variety of leisure facilities such as gyms, golf courses and community centres The location of the Site within Chippenham which itself falls within the rural Wiltshire area means that it is close to significant areas of large open spaces. These include Barrow Green which is around 0.3 km north of the Site, John Coles Park which is 0.6 km west of the Site and Monkton Park which is around 0.4 km south of the Site, all of which provide high quality public open space within easy reach for the future residents of King Alfred s Gate. Table 6.12 Wider Social and Community Infrastructure within 1 km (0.6 miles) of Site No Name Type Distance from Site (km) 1 Wiltshire and Swindon History Centre Library Barrow Green Park / Open Space Brethrens Meeting Room Place of Worship Saint Paul's Church Chippenham Place of Worship New Road Post Office Post Office The New Inn Pub / Bar The Old Road Tavern Pub / Bar 0.4 Environmental Statement: Chapter 6 - Socio-Economics Page 15 of 28

71 No Name Type Distance from Site (km) 8 Monkton Park Park / Open Space The Olympiad Leisure Centre Leisure Brignall Opticians Opticians Monkton Park Police Station Police Station Methodist Church Hall Place of Worship Station Hill Baptist Church Place of Worship St Mary's RC Church Place of Worship Haine and Smith Opticians The Brunel Pub / Bar The Black Horse Pub Pub / Bar John Coles Park Park / Open Space Deansway Allotmant Park / Open Space Old Baptist Chapel Place of Worship Boots Opticians Boots Pharmacy Monkton Park Golf Club Leisure St Andrew's Church Place of Worship Vision Express Opticians Specsavers Opticians Bridge House Pub / Bar The Four Seasons Pub / Bar Chippenham Fire Station Fire Station Chippenham Post Office Post Office Chippenham Library Library The Gladstone Arms Pub / Bar Tabernacle URC Church Place of Worship 1.0 Source: Desk Based Analysis, March 2016 Predicted Future Changes in the Baseline The Site As detailed in Chapter 4: The Development (refer to Table 4.4) a small proportion of the existing building stock within the Site (which currently totals 74,173m 2 ) is to be demolished in advance of the Development. This totals 7,460m 2 of floorspace, all of which is currently vacant. Following the demolition of this vacant floorspace, the total floorspace within the Site will be 66,173m 2 and this figure represents the future baseline for the purposes of the socio-economic assessment. Demographic Changes The ONS sub-national population projections (2012) provide an estimate of the likely demographic changes that will occur across local authorities in England between 2012 and The latest projections show that Wiltshire s population is expected to age significantly and the retired Environmental Statement: Chapter 6 - Socio-Economics Page 16 of 28

72 population will increase substantially (refer to Figure 6.2). Over a 25-year period, the number of over 65s is expected to increase from 90,300 in 2012 to 164,300 in 2037, a rise of 82%. Although the retired population will also grow across England, the national increase (65%) will be proportionally smaller than the rise in Wiltshire The projections also show that, over the same time period, Wiltshire s working age population will decrease from 295,000 in 2012 to 282,600 in 2037, a fall of 4%. Conversely, the number of year olds will rise across England by 5% between 2012 and These demographic changes will increase the dependency ratio (the ratio of the retired population to the working age population) from 0.31 in 2012 to 0.58 in This is a large change, and demonstrates the disproportional rise in the number of over 65s relative to the number of year-olds The above projections provide context and assist in arriving at a future baseline for the purposes of the assessment of population changes associated with the Development. Social and Community Infrastructure Forecast Education The current Wiltshire School Places Strategy 2015 to contains forecasts on the supply of school places against future demand for both primary and secondary schools. These forecasts are based upon birth rates, likely take up based on historic trends and anticipated pupil yield from new housing developments within the Chippenham Site Allocations Plan. However, new education capacity proposed as part of these developments is excluded from the forecasts, and as such, represents a worst case for assessment purposes, as emphasised in the later sections the chapter. Primary School Provision Table 6.13 provides data on capacity and anticipated demand for 10 of the 12 primary schools listed above. This shows that surpluses are predicted up to 2019/20, although the level of surplus will decline over time. Table 6.13: Forecasts for Primary Schools in Chippenham Year Total Places Roll Size Pupils from Remaining Planned Housing Spare Places % Surplus 2015/16 3,297 2, % 2016/17 3,297 2, % 2017/18 3,297 2, % 2018/19 3,297 2, % 2019/20 3,297 2, % 2025/26 3,297 2, % Source: Wiltshire Council Secondary School Provision Table 6.14 provides data on capacity and anticipated demand for the secondary schools listed above. This shows that surpluses are predicted up to 2016/17, after which a deficit in school places is predicted. Environmental Statement: Chapter 6 - Socio-Economics Page 17 of 28

73 Table 6.14: Forecasts for Secondary Schools in Chippenham Year Total Places Roll Size Pupils from Remaining Planned Housing Spare Places 2015/16 3,470 3, % 2016/17 3,470 3, % 2017/18 3,470 3, % 2018/19 3,470 3, % 2019/20 3,470 3, % 2020/21 3,470 3, % 2021/22 3,470 3, % 2025/26 3,470 3, % Source: Wiltshire Council Health % Surplus A review of the data sources reveals that no information available on future capacity at GP and dental surgeries. Potential Effects As noted earlier, all socio-economic effects are calculated on the basis of a Development comprising: Up to 400 new residential units (a figure of exactly 400 units is used in our analysis for the purpose of a worst case scenario); 13,656m 2 of new B1, B2 and B8 floorspace, up to 1,741m 2 of floorspace for a discount foodstore (A1 use), up to 199m 2 of floorspace for a café (A3 use) and up to 2,394m 2 floorspace for a 69 bed hotel. These figures all relate to Gross External Areas (GEA) and are converted to Gross Internal Area or Net Internal Area when used in calculations, in accordance with HCA guidance As the above figures represent maximum floorspace, it should be noted that in the case of the commercial elements of the Development, the employment yield represents a maximum and should a lower amount of floorspace be delivered for any of the uses the employment yield could be lower. Demolition and Construction Loss of Existing Employment Floorspace Of the 66,173m 2 that represents the future baseline floorspace for the Site (the floorspace that will exist within the Site following the demolition of a small amount of building stock in advance of the Development, as set out earlier in this chapter) some 29,767m 2 will be demolished to facilitate the implementation of the Development. The remaining 36,946m 2 is to be retained within the Langley Park element of the Development Most of the floorspace to be demolished is currently vacant. However, as shown in Table 4.4 in Chapter 4: The Development, a modest proportion of the floorspace to be demolished (8,620m 2, or 29% of the total) is currently occupied via a number of businesses. Using a standard HCA employment density for industrial space of 55m 2 per FTE worker, it is estimated that these business have the potential to employ in the region of 155 FTE staff. Environmental Statement: Chapter 6 - Socio-Economics Page 18 of 28

74 6.84. It is understood that a number of these existing tenants will be accommodated within the retained Langley Park employment area (Arkivum, Vysiion IXYS, Schneider). Those to be retained currently occupy 3,575m 2 of floorspace and provide an estimated 65 FTE jobs. The quantification of the (gross) employment effects of the Development presented in this chapter shows a net figure that accounts for the relocation of these 65 FTE jobs The remainder of current occupiers of space to be demolished (5,045m 2 ) are on short-term leases on account of the forthcoming redevelopment proposals and are not proposed to be accommodated within the Site. They will instead relocate elsewhere in Wiltshire, or potentially beyond. For assessment purposes it is assumed they would be lost to the district (worst-case assumption). It is estimated that these businesses account for 90 FTE jobs based on standard HCA employment density guidance Having regard to the above, the effects associated with the demolition of existing employment floorspace, the majority of which is currently vacant, are assessed as being temporary and of negligible significance at the district level. Demolition and Construction Employment The total construction cost of the Development, inclusive of demolition, is estimated to be around 55 million. This preliminary mid-range estimate from Regeneris is solely for the purposes of this ES chapter and has been derived using construction cost estimates supplied by Spon's Construction Resource Handbook 20. Final construction costs could be slightly higher or slightly lower, but will be broadly of the same order of magnitude as estimated here Based upon an anticipated five year build period (refer to Chapter 5: Development Construction), on average approximately 220 FTE construction jobs would be supported each year. This includes jobs on and off Site and both direct jobs directly involved with the demolition and construction process as well as indirect jobs involved in the supply of goods and services to support the Development (e.g. aggregates and materials, pre-fabrication etc). As construction employment is likely to fluctuate depending on the phases of construction and the activity taking place at any given point in time, it should be noted that this estimate is an average level of construction employment According to the latest Business Register and Employment Survey (BRES) data, there were approximately 10,000 construction employees working in the district of Wiltshire in 2014, representing just over 5% of total employment. The number of construction workers has increased since 2009, by just under 1% over a five year time period. Despite this, according to the latest ONS UK Business Count data, construction firms account for just over 11% of all businesses in Wiltshire Based on the data above and the earlier baseline analysis it is considered that: The sensitivity of the construction employment rate receptor is assessed as medium. Although the construction industry does not feature specifically in policy documentation, the Wiltshire Core Strategy (2015) contains the objective of increasing employment, and therefore the proposed Development presents an opportunity to directly address a policy strategy. Total construction employment in Wiltshire would rise by just over 2% as a result of the Development. This represents a small increase and the magnitude of the effect is considered to be minor As such, the significance of the effects upon demolition and construction employment for Chippenham and the wider Wiltshire district area are considered to be temporary and of minor beneficial significance at the district level. Environmental Statement: Chapter 6 - Socio-Economics Page 19 of 28

75 6.92. The nature of the demolition and construction works are not sufficiently specialist or sufficiently large in scale to require a large visiting workforce. Most of the necessary trades can be sourced from within the Wiltshire labour market and offer good training and job entry opportunities. As such, the need for any specialist construction worker accommodation is not envisaged It is also worth noting that temporary construction workers will spend some of their salaries within Chippenham during the four year build period, however this is difficult to quantify and the significance is likely to be relatively modest, although beneficial. Patterns of spending will likely include convenience goods such as food, drinks and fuel. Completed Development Employment via Commercial Uses The two phases of the Development that will deliver employment-generating floorspace comprise Phase 1 in the south-west part of the Site, and the Commercial Phase of the Development (the new and extended floorspace to be provided in the retained Langley Park) Phase 1 of the Development includes retail floorspace comprising a discount foodstore (A1 use) and a café (A3 use). A standard employment density of 20m 2 per FTE job for the café has been used. An employment density of 85m 2 per job has been used for the discount foodstore based upon bespoke data. On the basis of a sum of up to 1,929 m 2 of floorspace (GIA) for the café and discount foodstore, it is estimated that up to 27 FTE jobs could be supported Phase 1 also includes up to 2,256m 2 (GIA) floorspace for a 69 bed hotel (C1 use). Assuming the hotel is budget (assumes 1 FTE employee per 5 beds), it is estimated that up to 14 FTE jobs could be supported. However, in practice the quality of the hotel could be higher and thus yield a greater number of FTE jobs The Commercial Phase of the Development (within the retained Langley Park) will be delivered concurrently with Phases 1 to 3 of King Alfred s Gate, and includes employment space (B1, B2 and B8 uses) of up to 12,970 m 2 gross internal area (GIA). Once complete and fully occupied, it is estimated that this employment space would create around 370 FTE jobs. The HCA employment Density Guide (2015) provides a range of employment densities for B1, B2 and B8 use type between m 2 per FTE job. The breakdown of use against associated floorspace is not specified at this stage, as such a blended employment density of 35 m 2 per FTE job has been used In summary, it is estimated that the employment space, retail floorspace and hotel would support around 411 FTE jobs once fully complete and occupied. As noted earlier, there will be a number of existing tenants who will be relocated into the new accommodation which forms part of the Langley Park element of the Development. It is estimated that 90 of those jobs will be relocated, with 65 remaining, reducing the net employment gain on the commercial aspects of the Development from 411 FTEs to 321 FTEs. Environmental Statement: Chapter 6 - Socio-Economics Page 20 of 28

76 Table 6.15: Jobs Yield from the Development Commercial Use Use Type Floorspace m 2 (GIA) Floorspace m 2 (NIA) Employment Density Used Discount Foodstore A1 1,741 1, m 2 (NIA) / FTE 18 Café A m 2 (NIA) / FTE 9 69 Bed Hotel C1 / budget hotel 2,256 n/a 5 beds/fte 14 Employment Space B1, B2 and B8 12,970 n/a 35 m 2 (GIA) / FTE 370 Source: Regeneris Calculations. Note: Numbers in-have been rounded Total (gross) 411 Total (net) 321 Job Yield (FTE) The net additional commercial employment will in turn support additional multiplier effects off-site in Chippenham and Wiltshire through increased supply chain and salary spend activity. Drawing on the HCA Additionality Guidance (2014), a composite multiplier of 1.20 has been used to calculate multiplier effects at the district level. It is estimated that combined indirect and induced multiplier effect could yield around 82 FTE jobs as result of the commercial element of the Development in addition to the net job yield of 321 FTE jobs detailed above The significance of the effects upon employment opportunities for Chippenham and the wider Wiltshire district area are assessed as follows: The sensitivity of the employment receptor is assessed as high. The Chippenham Area Strategy within the Wiltshire Core Strategy (2015) states that new employment provision in Chippenham is a priority ; Core Policy 9 specifically supports a mixed use development within the Langley Park area; Core Policy 34 supports the development of employment land and Core Policy 40 supports proposals for new hotels within Principal Settlements including Chippenham. The 470 FTE jobs (gross, on site) in Chippenham would increase overall employment levels by around 3%. It is worth noting that a proportion of the jobs created are likely to be highly skilled (managerial and professional roles) in their nature. However, total employment within Wiltshire district would rise by less than 1%. The magnitude of the effect is considered to be minor As such, the significance of the effects for Chippenham and the wider Wiltshire district area are considered to be long term, permanent, district level and of moderate beneficial significance. Housing Stock The Development will add up to 400 homes to Chippenham. Assuming full occupation this would translate into an identical number of households. Of these homes, the Development may also deliver a proportion of affordable housing units depending on the outcome of a commercial viability assessment The significance of the effects upon housing stock for Chippenham and the wider Wiltshire district area is assessed as follows: The sensitivity of the receptor is assessed as high. Strategic Objective 3 and Core Policy 45 of the Wiltshire Core Strategy (2015) make provision for at least 42,000 new homes in Wiltshire for the time period up to 2026, with primary focus on the Principal Settlements which include Chippenham. Objective 2 of the Chippenham Site Allocations Development Plans Document supports the provision of new housing, and Core Policy 10 of the Chippenham Area Strategy Environmental Statement: Chapter 6 - Socio-Economics Page 21 of 28

77 within Wiltshire s Core Strategy identifies the need for at least a further 2,686 new homes within the Chippenham town area. Up to 400 new residential units delivered by the Development would reduce the shortfall in Chippenham s housing stock by around 15%. The magnitude of this effect is considered as moderate As such, the significance of the effects for Chippenham and the wider Wiltshire district area are considered to be long term, permanent, district level and of major beneficial significance. Population It is estimated that the proposed new dwellings will be a home to around 810 residents in total once fully occupied. This is based upon the indicative mix of units (refer to Table 4.5 in Chapter 4: The Development) and around an average number of 2.02 residents per dwelling taken from the DCLG Survey of English Housing. Up to 70% of these residents would be of working age (aged 16-64). Therefore, the Development could accommodate approximately 565 working age residents. While this is above the district average (61%), this is likely to be a conservative estimate given that the end occupiers of the proposed apartments are likely to be younger working age professionals An increase in the working age population will directly benefit the economy of both Chippenham and the wider district by increasing the labour supply. This, in turn, could encourage business growth and investment in the area, particularly as businesses would have a greater pool of workers to meet their current and future business needs According to the latest ONS mid-year population estimates, as of 2015, the working age population of Chippenham was 23,197 and of Wiltshire was 294,567. The Development would therefore serve to increase the working age population in Chippenham by 2.5% and in Wiltshire by 0.2% The population within Wiltshire is expected to age considerably between 2012 and 2037, according to the 2015 ONS sub-national population projections. The working age population is expected to decrease by 4% in Wiltshire between 2012 and 2037 compared to the 5% rise nationally over the same period. The increase in the working age in population in Chippenham due to the Development could offset the decrease is Wiltshire s working age population by 0.2%. The Wiltshire Core Strategy (2015) draws reference to an ageing population, and the Core Strategy, particularly Core Policy 46, emphasises the need to ensure sufficient planning to reduce the effect of increased pressure upon local services (page 247). Moreover, the Chippenham Area Strategy envisages that by 2026 young people will choose to stay to live and work in the town because of the employment opportunities, access to housing and other available facilities (page 96) The significance of the effects upon population for Chippenham and the wider Wiltshire district area are assessed as follows: The sensitivity of the population receptor is assessed as medium as the issue of an ageing population and attracting new population features in relevant policy documentation, and ONS sub-national population projections point to an ageing effect. Total working age population in Chippenham would rise by 2.5% as a result of the Development. This represents a small but permanent rise in the number of year olds and considering that the working age population within Wiltshire is expected to decrease by 4%, the magnitude of the effect is considered to be minor As such, the significance of the effects for Chippenham and the wider Wiltshire area are considered to be long term, permanent, district level and of minor beneficial significance. Environmental Statement: Chapter 6 - Socio-Economics Page 22 of 28

78 It is not possible to be definitive on the source of the new residents (i.e. whether they have relocated from other urban areas of from rural areas). The above assessment does, however, assume that they are all net additional to the Wiltshire area. Labour Supply / Skills Given the housing mix, the proposed Development is likely to encourage a young, skilled workforce to live in the area. Skilled workers are generally more productive, and have higher earnings potential, which is likely to translate into higher expenditure in the local economy The average skills profile of residents in Wiltshire district has been examined. While it is expected this will underplay the potential scale of higher skilled residents that a scheme of this nature may accommodate, given it will include a range of housing types, it does provide helpful context It is estimated that the Development is likely to attract approximately up to 120 residents who would be considered to be higher skilled (senior managers and professionals). According to the Annual Population Survey, the number of higher skilled residents within Wiltshire is 43,200, representing 18% of the resident base. The higher skilled workforce would therefore rise by 0.3% as a result of the Development. The additional 120 higher skilled residents would therefore represent a 2% increase in the higher skilled workforce within Chippenham The significance of the effects upon labour supply skills for Chippenham and the wider Wiltshire district area are assessed as follows: The sensitivity of the receptor is assessed as medium. The Chippenham Area Strategy is based on delivering significant jobs growth (page 93) and an increase in the higher skilled workforce within Chippenham represents a moderately beneficial contribution. The issue of higher value and higher skilled jobs is reflected within Strategic Objective 1: delivering a thriving economy (page 216) of the Wiltshire Core Strategy (2015). The number of higher skilled residents would increase by 2% in Chippenham as a result of the Development and the total higher skilled workforce population in Wiltshire would rise by 0.3%. The magnitude of the effect is therefore assessed as minor As such, the significance of the effects for Chippenham and the wider Wiltshire area are considered to be long term, permanent, district level and of minor beneficial significance. Employment via Increased Household Expenditure This assessment has made use of the 2011 Wiltshire Retail Study and other desk based research to inform assumptions about patterns of household expenditure. Household expenditure by Chippenham residents that is retained within the town and the wider district directly benefits the economy, and indirectly creates employment opportunities When complete and fully occupied, residents are estimated to spend around 2.7 million per annum in Chippenham and a total of 3.9 million per annum across Wiltshire. This would support around 23 FTE jobs in Chippenham and up to 36 FTE jobs in the wider district The significance of the effects for Chippenham and the wider Wiltshire district area is assessed as follows: The sensitivity of the receptor is assessed as high. As discussed earlier, delivering significant job growth is a key issue in policy documents for both Chippenham and the Wiltshire district area. Environmental Statement: Chapter 6 - Socio-Economics Page 23 of 28

79 The 36 FTE jobs across Wiltshire district and 23 FTE jobs in Chippenham represent a 0.03% and 0.1% increase in employment respectively. Therefore, the magnitude of the effect is considered to be minor As such, the significance of the effects for Chippenham and the wider Wiltshire area are considered to be long term, permanent, local to district and of moderate beneficial significance. Social and Community Infrastructure Education An increase in the household population is likely to lead to a minor increase in demand for nursery school places. All nurseries within 3.2 km (2 mile) radius of the Site appear to be over-subscribed. However, children attend nurseries at different times of the day and often on different days. As such, the figures do not provide an entirely accurate description of current capacity. Also, some primary schools will also include nursery pre-school provision from 3 years onwards. Therefore, it is difficult to assess the significance of this effect with any reasonable confidence. Nevertheless, a preliminary estimate based on the proportion of under-5s in Chippenham indicates around 48 new nursery school places will be required To assess the likely number of primary and secondary school children generated by the Development, consideration has been given to pupil product figures presented in Wiltshire Council s guidance on school places, and capital cost multipliers for section 106 agreements (2014). The above document sets a primary product factor of 0.31 and a secondary product factor of 0.22, per residential unit (page 3). The document advises that these ratios are applied to all housing types Applying these figures to the 400 residential units that could be delivered by the Development implies that there would likely be a yield of 124 primary school pupils and 88 secondary school pupils. This is very much a worst case scenario, as the pupil product ratios will not, in practice, apply in quite the same way to the proposed apartments. In many locations, authorities actually exclude apartments from any pupil yield calculations The number of spare places across primary schools within a 3.2 km (2 miles) radius of the Site is 686. Currently, there is sufficient capacity to comfortably accommodate any additional primary school age pupils that may be generated by the Development. Similarly, there are currently sufficient spare places (508 spare places) across the secondary schools to cater for the secondary school pupils that may yield from the Development. Child projections, provided by the education authority, suggest these surplus places will be eroded in the next five years as housing allocations are completed The significance of the effects for Chippenham and the wider Wiltshire district area is assessed as follows: The demand for additional pupil places, however small, will place greater pressures upon primary and secondary schools, and impose additional costs upon individual education providers. While the baseline assessment does not demonstrate an existing overall shortage of local capacity for primary and secondary schools, nonetheless, requirements for education provision feature in local policy documents, including the Wiltshire Core Strategy (2015). However, after accounting for the proposed developments within the Chippenham Site Allocation Plan, the Wiltshire School Places Strategy indicates a deficit in primary school places after 2019/20 and a deficit in secondary school places after 2018/19. Given that the Development is likely to be complete by 2020/2021, the sensitivity of the receptor is therefore assessed as medium. Environmental Statement: Chapter 6 - Socio-Economics Page 24 of 28

80 The proposed Development would increase the requirement for school places within the immediate vicinity of the Site. The baseline analysis has demonstrated that currently there is sufficient spare capacity across primary and secondary schools in the area, but that this will change in the future, with shortages predicted by the time the residential elements of the Development are due for completion in 2020/2021. It should be noted however that additional schools are to be provided in association with the delivery of the proposed developments in the Chippenham Site Allocations Plan and therefore the above shortages will be to some extent addressed; as such this represents a worst case assessment. The magnitude of the effect is therefore assessed as minor As such, the significance of the effects for Chippenham and the wider Wiltshire area are considered to be long term, permanent, local to district and of minor adverse significance. Health There are three GP surgeries within a 3.2 km (2 mile) radius of the Site. All of the GP surgeries are currently accepting new patients, suggesting that there may be some spare capacity and that they could accommodate the needs of the future residents of the Development. Despite this, it is likely that by 2020/2021, the potential spare capacity may have been eroded Capacity data is unavailable for dental practitioners and therefore it is not possible assess the significance of this effect The significance of the effects for Chippenham and the wider Wiltshire district area is assessed as follows: The requirement for health services will impose additional demands and costs upon the existing provision. However, the baseline assessment does not demonstrate an overall shortage of local capacity of GP surgeries. The sensitivity of the receptor is therefore assessed as medium. The capacity data for GP surgeries suggests that the current provision of health services would be sufficient to accommodate the needs arising from the residents of the Development. The magnitude of the effect is therefore assessed as minor As such, the significance of the effects for Chippenham and the wider Wiltshire area are considered to be long term, permanent, local to district and of minor adverse significance. Open Space A level of high quality on-site provision of open spaces has been proposed as part of the Development. A linear park will be located along the southern boundary of the Site and will extend to a minimum of 0.8ha. A local park will be located towards the centre of the Site and will extend to at least 0.2ha. A pocket park will also be provided within the proposed residential area and will extend to a minimum of 0.03ha. A fitness trail will also be provided within the employment area. One of the open spaces will include a Local Equipped Area of Play (LEAP) In addition, there are four open spaces within a 1 km (0.6 mile) radius from the Site including various other social and community facilities. The location of the Site within Chippenham (which itself falls within the rural Wiltshire area) means that it is close to significant areas of large open spaces, all of which provide high quality public open space within easy reach for the residents of King Alfred s Gate. Environmental Statement: Chapter 6 - Socio-Economics Page 25 of 28

81 The significance of the effects for Chippenham and the wider Wiltshire district area is assessed as follows: Strategic Objective 6 of the Wiltshire Core Strategy (2005) aims to ensure that infrastructure is in place to support communities. The sensitivity of the receptor is therefore assessed as medium. Capacity data is unavailable for open spaces, nevertheless the increase in households will increase the demand upon existing open space provision in the immediate vicinity. This will be somewhat offset by the variety of on-site provision included as part of the Development, and future residents will also have good access to existing areas of greenspace within the vicinity of the Site, as indicated earlier in this chapter. The magnitude of the effect is therefore assessed as negligible As such, the significance of the effects for Chippenham and the wider Wiltshire area are considered to be of negligible significance at the district level. Mitigation and Likely Significant Residual Effects Demolition and Construction No mitigation measures are required for the construction phase effects, which are all assessed as being temporary and either beneficial or negligible. Completed Development The only mitigation measures that are recommended in respect of the Completed Development relate to the effects of the Development with respect to increased pressure on local social and community infrastructure. This chapter concludes that the Development would increase the number of primary and secondary school children requiring education provision, and anticipates that a rise in the population will generate additional demand for health services (GP surgeries and dental practices) as well as additional demand for a variety of open spaces such as parks and children play spaces The recommended mitigation measures and the associated likely significant residual effects in respect of education and health are identified below. Education A level of education contributions would be agreed with Wiltshire Council, commensurate with the expected effect of the Development. Subject to the agreement of an appropriate financial contribution towards education provision (to be secured via s106 agreement / CIL) the minor adverse effect previously reported would be mitigated and the likely significant residual effects would be negligible. Health A level of health contributions would be agreed with the relevant health commissioning authorities and Wiltshire Council, commensurate with the expected effect of the Development. Subject to the agreement of an appropriate financial contribution towards healthcare provision (to be secured via s106 agreement / CIL) the minor adverse effect previously reported would be mitigated and the likely significant residual effects would be negligible. Environmental Statement: Chapter 6 - Socio-Economics Page 26 of 28

82 All Other Topics The likely significant residual effects associated with all other socio-economic topics for the operational stage of the Development would remain as previously assessed, namely: Short term, temporary, district level and of minor beneficial significance in respect of construction employment; Long term, permanent, district level and of moderate beneficial significance in respect of employment via commercial uses; Long term, permanent, district level and of major beneficial significance in respect of increase in housing stock; Long term, permanent, district level and of minor beneficial significance in respect of increase in population; Long term, permanent, district level and of minor beneficial significance in respect of highly skilled labour supply; Long term, permanent, district level and of moderate beneficial significance in respect of employment via increased household expenditure; and Negligible significance at the district level in respect of open space provision. Summary The potential effects, mitigation and significance of likely significant residual effects is described in Table Table 6.16: Summary of Potential and Residual Effects: Socio-Economic Description of Effect Potential Effect Mitigation Residual Effect Demolition and Construction Loss of existing employment floorspace The generation of additional employment opportunities in the construction sector Completed Development Additional employment in new commercial premises New residential units Additional population Temporary (short term) effect of negligible significance at the district level. Temporary (short term) effect of minor beneficial significance at the district level. Permanent (long term) effect of moderate beneficial significance at the district level. Permanent (long term) effect of major beneficial significance at the district level. Permanent (long term) effect of minor beneficial significance at the district level. None required None required None required None required None required Negligible Temporary (short term) effect of minor beneficial significance at the district level. Permanent (long term) effect of moderate beneficial significance at the district level. Permanent (long term) effect of major beneficial significance at the district level. Permanent (long term) effect of minor beneficial significance at the district level. Environmental Statement: Chapter 6 - Socio-Economics Page 27 of 28

83 Description of Effect Potential Effect Mitigation Residual Effect Additional skilled labour Permanent (long term) effect of minor beneficial significance at the district level. None required Permanent (long term) effect of minor beneficial significance at the district level. Additional household expenditure Permanent (long term) effect of moderate beneficial significance at the local to district level. None required Permanent (long term) effect of moderate beneficial significance at the local to district level. Demands on social infrastructure - education Permanent (long term) effect of minor adverse significance at the district level. Education contribution to be agreed Negligible Demands on social infrastructure - health Permanent (long term) effect of minor adverse significance at the district level. Health contribution to be agreed Negligible Demands on social infrastructure open space Negligible significance at the district level. Open space provision on-site Negligible Environmental Statement: Chapter 6 - Socio-Economics Page 28 of 28

84 References 1 DCLG (2012), National Planning Policy Framework (NPPF), The Stationery Office, TSO 2 Wiltshire Council (2015), Wiltshire Core Strategy, Adopted January 2015, Wiltshire Council 3 Wiltshire Council (2006), North Wiltshire Local Plan 2011, Adopted June 2006, Saved Policies June 2009, Wiltshire Council 4 OffPAT (2009), Construction Jobs Estimation Guidance 5 HCA (2015), Employment Densities Guide 3 rd Edition, HCA 6 HCA (2014), Additionality Guide 4 th Edition, HCA 7 DCLG Survey of English Housing, December 2007, DCLG. 8 Wiltshire Council (2014), School Places and Capital Cost Multipliers for Section 106 Agreements 9 Family Spending, December 2013, ONS 10 Wiltshire Council (2016), Wiltshire Open Space Study DRAFT, Wiltshire Council 11 GVA (2011), Wiltshire Council Town Centre and Retail Study Final Report March 2011, GVA Census, ONS 13 Annual Survey of Hours and Earnings, 2015, ONS 14 Annual Population Survey, January 2016, ONS 15 Business Register and Employment Survey, September 2015, ONS 16 DCLG Live tables on housing market and house prices, April 2014, DCLG. 17 Department for Education School Census, January 2015, Department for Education. 18 NHS Choices Data. Available at: Accessed: February Wiltshire Council (2015), School Places Strategy 2015 to 2020, Wiltshire Council 20 Bryan Spain (1998), Spon s Construction Resource Handbook, Taylor & Francis Environmental Statement: Chapter 6 - Socio-Economics References

85 7. Traffic and Transport Introduction 7.1. This chapter, which was prepared by IMA Transport Planning, presents an assessment of the likely significant traffic and transport effects of the Development. Particular consideration is given within the chapter to the implications of the change in travel demand arising from the operational phases of the Development, having regard to changes in vehicular flows on the highway network in the vicinity of the Site and opportunities for future occupiers of the Development to use sustainable transport forms. Consideration is also given to the traffic effects associated with the demolition and construction phases of the Development This chapter provides a brief summary of relevant legislation, planning policy and guidance along with a description of the methodology adopted for the assessment. This is followed by a description of the relevant baseline conditions of the Site and the surrounding area, and an assessment of the potential effects of the Development during demolition and construction, and once the Development is completed and operational. Mitigation measures are identified, where appropriate, to avoid, reduce or offset any adverse effects, following which a summary of the likely significant residual effects of the Development is provided, having regard to the mitigation adopted This chapter is supported by the following figures and appendices : Figure Local Highway Network; Figure Existing Cycle Network; Figure Existing Bus Network; Figure Pedestrian Isochrones; Figure HGV Routing Plan; Figure Proposed Little George Signal Junction; Figure Proposed Langley Road Site Access Junction; Appendix Extracts from Chippenham Site Allocations Plan and Evidence Documents; Appendix TA Scoping Note and correspondence with Wiltshire Council; Appendix ES Traffic Flow Figures; Appendix Junction Assessment Results; and Appendix AADT and 18hr AAWT Flows. Legislation, Planning Policy and Guidance National Planning Policy and Guidance National Planning Policy Framework, A presumption in favour of sustainable development lies at the core of the National Planning Policy Framework (NPPF) 1, which quotes a United Nations General Assembly definition of sustainable development as meeting the needs of the present without compromising the ability of future generations to meet their own needs. Environmental Statement: Chapter 7 - Traffic and Transport Page 1 of 27

86 7.5. With specific reference to transport, core principles set out in paragraph 17 state that planning should: Actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable (paragraph 17) As with previous planning policy, the NPPF requires developments that generate significant travel demand to be supported by a Transport Statement or Assessment, and states that planning policies and decisions should consider whether: The opportunities for sustainable transport modes have been taken up to reduce the need for major transport infrastructure; Safe and suitable access to the site can be achieved for all people; Improvements can be undertaken that cost-effectively limit the significant impacts of the development... (paragraph 32) Subject to those considerations, the NPPF states that development should not be prevented or refused on transport grounds unless the residual impacts of development are severe A balance of land uses is encouraged in the NPPF to minimise journey lengths. Development that generates significant movement should be located to minimise the need to travel, while maximising the use of sustainable modes. Developments should be located and designed to: Accommodate the efficient delivery of goods and supplies; Give priority to pedestrian and cycle movements, and have access to high quality public transport facilities; Create safe and secure layouts which minimise conflicts between traffic and cyclists or pedestrians ; Incorporate facilities for charging plug-in and other ultra-low emission vehicles; and Consider the needs of disabled people by all modes of transport (paragraph 35) Travel Plans are recognised as a key tool in facilitating the above aims, and will be expected from all developments that generate significant amounts of vehicular movement Planning policies should aim for a balance of land uses within their area so that people can be encouraged to minimise journey lengths for employment, shopping, leisure, education and other activities The NPPF advises that, when setting local parking standards for residential and non-residential development, local planning authorities should take into account: The accessibility of the development; The type, mix and use of development; The availability of and opportunities for public transport; Local car ownership levels; and An overall need to reduce the use of high-emission vehicles (paragraph 39). Environmental Statement: Chapter 7 - Traffic and Transport Page 2 of 27

87 National Planning Practice Guidance, National Planning Practice Guidance (NPPG) 2 relating to Travel Plans, Transport Assessments and Statements indicates that: Travel Plans, Transport Assessments and Statements are all ways of assessing and mitigating the negative transport impacts of development in order to promote sustainable development. They are required for all developments which generate significant amounts of movements... (paragraph 002). Local Planning Policy Wiltshire Core Strategy, Core Policy 10 of the Wiltshire Core Strategy 3 relates to The Spatial Strategy: Chippenham Community Area:. Allocations at Chippenham will be identified in the Chippenham Site Allocations Development Plan Document (DPD) and will accommodate approximately 26.5ha of land for employment and at least 2,625 new homes. The DPD will set out a range of facilities and infrastructure necessary to support growth Core Policy 61 relates to Transport and New Development: New development should be located and designed to reduce the need to travel and to encourage the use of sustainable transport alternatives. As part of a required transport assessment, the following must be demonstrated: i. That consideration has been given to the needs of all transport users according to the following hierarchy: ii. a. Visually impaired and other disabled people; b. Pedestrians; c. Cyclists; d. Public Transport; e. Goods Vehicles; f. Powered two-wheelers; and g. Private cars. The proposal is capable of being served by safe access to the highway network. iii. That fit for purpose and safe loading / unloading facilities can be provided where these are required as part of the normal functioning of the development. Where appropriate, contributions will be sought towards sustainable transport improvements and travel plans will be required to encourage the use of sustainable transport alternatives Core Policy 62 relates to Development Impacts on the Transport Network: Developments should provide appropriate mitigating measures to offset any adverse impacts on the transport network at both the construction and operational stages. Environmental Statement: Chapter 7 - Traffic and Transport Page 3 of 27

88 7.16. Core Policy 63 relates to Transport Strategies: Packages of integrated transport measures will be identified in Chippenham to help facilitate sustainable development growth. The packages will seek to achieve a major shift to sustainable transport by helping to reduce the reliance on the private car and by improving sustainable transport alternatives Core Policy 64 relates to Demand Management: Demand management measures will be promoted where appropriate to reduce reliance on the car and to encourage the use of sustainable transport alternatives. These measures include: i. car parking management - efficiently and effectively managing the car parking stock through the implementation of appropriate supply, maintenance, charging and enforcement measures. These measures include: ii. a. public car parking charges - parking charges will be set taking account of a number of factors including the service role and strength of the local economy, the utilisation of existing parking spaces, the availability of sustainable transport modes and parking charges in neighbouring areas; b. private non-residential parking standards - the provision of parking associated with new private non-residential development will be limited to maximum parking standards (except for disabled parking spaces). These maximum standards will be reduced to reflect local circumstances and the relative accessibility by sustainable transport modes in accordance with an accessibility framework; c. managing publicly available private non-residential parking - there will be a presumption that any planning application which includes provision for publicly available private non-residential parking will be required to provide an accompanying car park management plan and, subject to a case-by-case analysis, to implement parking restrictions and charges consistent with those of council run car parks in the local area; d. residential parking standards - the provision of car parking associated with well designed new residential development will be based on minimum parking standards. In determining the appropriate mix of parking types, the presumption will be that unallocated communal parking will be included in the majority of new residential development. Reduced residential parking requirements will be considered where there are significant urban design or heritage issues, where parking demand is likely to be low or where any parking overspill can be controlled; traffic management measures - traffic management measures will be developed to promote sustainable transport alternatives, reduce reliance on the car, lower the risk of accidents and improve the environment; iii. charging measures - opportunities for charging measures, such as road user charging and the workplace levy, will be kept under review; iv. smarter choices measures - appropriate smarter choices measures (e.g. travel plans, personalised travel planning, car sharing and information and marketing campaigns) will be developed to influence people s travel behaviour towards more sustainable travel options. Environmental Statement: Chapter 7 - Traffic and Transport Page 4 of 27

89 Chippenham Site Allocations Development Plan Document, Pre-Submission Draft, February 2015, as proposed for change July The Chippenham Site Allocations Plan 4 is relevant to the planning application for the Development in terms of considering the cumulative effects of the Development in the context of the strategic growth plans for the area, including infrastructure, and including future traffic flows through key junctions The Wiltshire Core Strategy identifies five strategic areas as potential directions for future expansion which have been labelled A to E, as shown in the extract in Appendix 7.1. As part of the preparation of the draft Chippenham Site Allocations Plan (CSAP), consultants (Atkins) on behalf of Wiltshire Council have produced a Transport and Accessibility Evidence Paper (Parts 1 & 2). Part 1 assessed which of the five Strategic Areas being considered have, in relative terms, the most preferable potential transport and accessibility attributes. Part 2 built on the work undertaken in Part 1, providing more detailed analysis of specific development scenarios, assessed using strategic level model forecasts from the Chippenham S-PARAMICS transport model The selection of the preferred areas for development in the draft CSAP is guided by the criteria in CP10 of the Core Strategy, which have been ranked in the following order of importance; Employment Development, Flood Risk, Transport - road travel, Landscape, Housing, and Transport - non-car travel. The draft CSAP recommends a phased approach to development to avoid unacceptable levels of traffic congestion within the town Infrastructure provided as part of the preferred CSAP sites, including new rail and river crossings, would together form a new Eastern Link Road connecting the A350 to the north to the A4 to the south of Chippenham The provision of an Eastern Link Road is expected to lead to reduced traffic delays in and around the town centre, when compared to the current situation, even with considerable housing growth taking place within the Strategic Areas An extract from the Transport and Accessibility Evidence Paper is also included within Appendix 7.1 and shows that the Eastern Link Road is predicted to have significant benefits / reductions in terms of queuing delay in the AM peak period on both the Malmesbury Road and Langley Road approaches to the Little George junction, to the south-west of the Site. Wiltshire Local Transport Plan , March As a strategic document, the Wiltshire Local Transport Plan (LTP3) 5 does not contain details of specific highway schemes. Rather, it sets out a long-term transport strategy, a shorter-term implementation plan, and a number of supporting strategies Wiltshire Council s Car Parking Strategy (March 2011) forms part of LTP3 and provides a high levelpolicy position on parking issues within the county. It includes new unified parking standards across the four former district council areas. Other Guidance Supplementary Planning Document Development Related Travel Plans', July Wiltshire Council s Supplementary Planning Document (SPD) Development Related Travel Plans 6 provides guidance relating to the preparation of Travel Plans for sites in the unitary authority of Wiltshire and states that Travel Plans will be required for all developments exceeding the following minimum thresholds in urban areas: Environmental Statement: Chapter 7 - Traffic and Transport Page 5 of 27

90 A1 Retail B1 Offices and Light Industrial B2 Industrial Residential 1,250m 2 GFA; 2,500m 2 GFA; 4,000m 2 GFA; 40 Units The Development exceeds the above minimum thresholds and therefore requires Travel Plans. Guidelines for the Environmental Assessment of Road Traffic, The Institute of Environmental Assessment s Guidelines for the Assessment of Road Traffic (GEART) 7 are for the assessment of the environmental impact of the road traffic associated with major new development, irrespective of whether the development would be subject to formal Environmental Impact Assessment (EIA) or not The purpose of the guidelines is to provide the basis for the systematic, consistent and comprehensive coverage for the appraisal of traffic effects for wide range of development projects GEART indicates that: The environmental effects of traffic will be dependent on existing conditions and adjacent land uses as well as changes in traffic levels; Assessments should consider the period at which the effect is greatest and the period at which the effects exhibit the greatest change; Peak environmental impacts may occur at other times than the peak hour; Environmental assessments may need to be undertaken separately for different phases of the development; and Assessment should be undertaken in the year of opening (or first year of a phase) when, generally, the perceived environmental impact is the greatest. Scope and Consultation A Transport Assessment (TA) has been prepared as a standalone document in support of the Development, and can be referred to for further detail. The aim of the TA is to assess the impact that the Development may have on different forms of transport provision. This chapter of the ES sets out the findings of the TA, and assesses the effects of traffic generated by the Development on the local highway network and the provision for pedestrians, cyclists and public transport in the local area The traffic and transport effects of the Development will be considered for the demolition and construction stage and for the completed and operational Development The scope of the TA has been agreed with Wiltshire Council as the local highway authority (LHA) in relation to the extent of the study network, assessment methodology including baseline traffic data, trip rates and distribution assumptions. The extent of the study network was agreed at a meeting on 11 December A scoping note relating to trip prediction, traffic distribution and assessment scenarios was submitted to the Wiltshire Council on 18 December 2015, technical details of which were subsequently clarified by and by telephone. The TA scoping note is included as Appendix 7.2, along with relevant correspondence. Environmental Statement: Chapter 7 - Traffic and Transport Page 6 of 27

91 Assessment Methodology and Significance Criteria Assessment Methodology Overview This section sets out the methodology adopted in the assessment of the likely significant traffic and transport effects of the Development, in relation to the change in travel demand arising from the operational phases of the Development and opportunities for future occupiers of the Development to use sustainable transport forms. Consideration is also given to the traffic effects associated with the demolition and construction phases of the Development. The assessment of traffic and conditions is a combination of both quantitative and qualitative assessments The information used in compiling this chapter of the ES has been derived from the TA prepared in respect of the Development. The TA details the existing vehicular and pedestrian highway conditions, the level of traffic currently (and capable of being) generated by the Site, the proposed traffic flows arising from the Development, the use of sustainable transport modes, and any highway works necessary to accommodate the Development. Study Area It has been agreed with Wiltshire Council that the highway study network for transport assessment will include: Langley Road Site Access; Little George Roundabout (including the adjacent Foundry Lane / Old Road mini-roundabout); and New Road / Ivy Lane/ Marshfield Road signal junction; Baseline Transport Conditions The assessment firstly establishes the baseline transport conditions as they currently exist. The operation of the highway network in the study area has been observed on a number of occasions and at different time periods Traffic flows from the PARAMICS model, developed by Atkins on behalf of Wiltshire Council to assess the implications of the Core Strategy proposals, have been obtained from Wiltshire Council The 2015 Do-Minimum PARAMICS model flows, which are understood to be based on surveys undertaken in 2007/2008 and include standard traffic growth factors to 2015, should be representative of existing traffic conditions on the local highway network As validation of the 2015 Do-Minimum PARAMICS flows, and to also establish existing traffic levels to the Site, additional traffic surveys have also been undertaken. Manual count surveys of the Langley Road and Foundry Lane accesses into the Site were undertaken in December Automatic traffic counter (ATC) surveys were also undertaken for a period of a week in November / December 2015 on Langley Road and New Road The 2015 PARAMICS model flows are greater, particularly on Langley Road, than the flows recorded during the traffic surveys undertaken in The 2015 model is based on, and validated against 2007/8 data, with local growth factors applied to uplift traffic volumes to It is therefore considered likely that the actual level of traffic growth on the local highway network is significantly lower than the level of growth assumed within the model to the base year of Environmental Statement: Chapter 7 - Traffic and Transport Page 7 of 27

92 7.42. The Langley Park traffic flows assumed within the PARAMICS model have been identified and replaced with the surveyed existing employment flows, in passenger car units (PCU). The resulting 2015 Base Flows, in PCU, are shown on Figures ES.1 and ES.2 in Appendix 7.3 respectively for the AM and PM peak periods The three junctions within the highway study area have been modelled using industry standard junction assessment programs; JUNCTIONS 9 for priority and roundabout junctions, and LINSIG for signal controlled junctions. The junction models have been validated by assessing the junctions using the 2015 Base flows and comparing the assessment output with the observed conditions Personal injury data covering the latest available 3-year period has been obtained from Wiltshire Council and has been analysed to identify any existing road safety issues on the local highway network Existing transport conditions for access to the Site by sustainable modes of travel have also been assessed by on-site observations, which have been supplemented by information obtained from the cycle charity SUSTRANS website, the TRAVELINE public transport website, and information from the Connecting Wiltshire website operated by Wiltshire Council. Assessment Scenarios Future assessment years of 2018 (the anticipated year of opening of Phase 1 of the Development) and 2026 (five years after the completion / full occupation of the Development) have been used. The future year of 2026 coincides with the assessment year for the PARAMICS model As well as the 2015 Base assessments the following assessment scenarios, as agreed with Wiltshire Council, have also been considered within the TA: 2018 Base; 2018 With Phase 1 Development; 2026 CSAP Base; 2026 CSAP With Completed Development; 2026 Interim Base; and 2026 Interim With Completed Development The following sensitivity tests have also been undertaken within the TA: 2018 With Completed Development; and 2015 Survey With Completed Development. AADT and AAWT Flows For the purpose of enabling the relevant consultants to undertake noise and air quality assessments, Annual Average Daily Traffic (AADT) flows and 18 hour (06:00-24:00) Annual Average Weekday Traffic (AAWT) flows have been calculated using local conversion factors derived from the ATC data, as set out in section 6.4 of the TA At the request of the consultants undertaking the air and noise assessments, to produce 2015 base AADT flows for the air and noise assessments, the 2015 survey flows have been directly used where possible and the 2015 PARAMICS movements feeding into the surveyed movements have been adjusted to match the 2015 flows. A general reduction factor of 10% has been applied to the remaining 2015 PARAMICS turning movements within the study network. Environmental Statement: Chapter 7 - Traffic and Transport Page 8 of 27

93 7.51. Also at the request of the consultants undertaking the air and noise assessments, the future 2018 and 2026 baseline flows for the air and noise assessments use the 2015 surveyed employment flows AADT and AAWT flows for the following scenarios are included as Appendix 7.5: 2015 Base; 2018 Base; 2026 Base; 2018 With Phase 1 Development; and 2026 With Development. Future Baseline Conditions As set out in section 4.9 of the TA, the 2015 PARAMICS model flows are higher compared to the traffic surveys undertaken in 2015, and it is therefore not proposed to add any background traffic growth to the assumed year of opening for the first phase of the Development of The Site is in use for employment purposes and provides 74,170m 2 gross floor area (GFA) of employment floorspace. The Site is currently operating below capacity, and at the time of the 2015 survey of traffic flows into and out of the Site there was around 41,910m 2 of gross floor area (GFA) in operational use Extant traffic flows associated with the 74,170m 2 gross floor area (GFA) employment floorspace permitted at the Site have been predicted on a pro-rata basis from the recorded vehicle movements into and out of the Site associated with the current operational floor area of 41,910m 2 of gross floor area The Langley Park traffic flows assumed within the PARAMICS 2015 Do-Minimum model have been identified and replaced with the extant traffic flows and the resulting 2018 Base flows, in PCU, are shown on Figures ES.3 and ES.4 in Appendix 7.3 respectively for the AM and PM peak periods The Langley Park traffic flows assumed within the PARAMICS 2026 CSAP model have been identified and replaced with the extant traffic flows and the resulting 2026 Base flows, in PCU, are shown on Figures ES.5 and ES.6 in Appendix 7.3 respectively for the AM and PM peak periods The future operation of the three junctions within the highway study has been assessed using the validated junction models. Assessment of Effects The chapter considers the traffic and transport effects of demolition and construction, and assesses predicted traffic and transport conditions with the proposed Development in place The prediction of demolition and construction traffic flows is based on previous experience of similar types of developments, however it should be noted that the actual number of trips associated with construction can vary according to the programme of construction and phasing Trip predictions for new uses on the Site have been assessed using the industry standard TRICS database and future employment trips have been based pro-rata on surveyed traffic flows to / from the Site. Environmental Statement: Chapter 7 - Traffic and Transport Page 9 of 27

94 7.62. The proposed Development has then been assessed by reference to predicted flows and the change in traffic flows, both to and from the Site and at individual junctions within the assessment network. Where appropriate, the proposed Development has been assessed through junction capacity assessments Any potential effects resulting from the change in vehicular trips associated with the Development have been identified, as are mitigation measures aimed at reducing or overcoming these effects. Any likely significant residual effects have then been identified Multi-modal trip predictions have been based on Census travel to work data and also using information from the TRICS database. Likely servicing patterns for the new, non-residential, elements of the Development have been supplied by potential future operators. Limitations and Assumptions The transport assessment is, in part, based on PARAMICS model output flows, which have been supplied from a third party via Wiltshire Council, and the detailed assumptions and methodology used in the development of the model are not known and cannot be guaranteed. However, PARAMICS is an industry standard program and the use of the model output has been accepted by Wiltshire Council, and the model has been used for the purpose of, and tested at, the Local Plan. The model is fundamental to the County s transport planning and the basis for its assessment of all other development schemes Assumptions regarding trip prediction and distribution for traffic associated with the Development have been made. The adopted methodology has been agreed with Wiltshire Council. Significance Criteria In all cases, consideration is given to whether the effects are adverse (negative), beneficial (positive) or negligible, with any effects being categorised as minor, moderate or major. Typically, minor adverse effects would worsen conditions, but not materially so, and the worsening would be difficult to notice on the ground. Moderate adverse effects would result in a material, noticeable worsening of conditions. Major adverse effects are likely to be highly noticeable, material and result in a position that would be unacceptable The GEART guidelines indicate that as a guide: Highway links should only be included where traffic flows will increase by 30% or more (or the number of heavy goods vehicles will increase by more than 30%); or Include any other specifically sensitive areas where traffic flows have increased by 10% or more: or HGV flows have increased significantly For junction capacities, typically the ratio of flow to capacity (RFC) for each arm of a junction is used as a measure of operation, this being the ratio of the flow wanting to enter the arm, divided by the capacity of the arm This can either be expressed as a ratio (e.g. 0.8) or as a percentage (e.g. 80%), the latter generally being referred to as a degree of saturation. Typically an arm is said to be below capacity when the RFC is below 0.9, at capacity when the RFC is between 0.9 and 1.0, and over capacity when the RFC is above 1.0. Environmental Statement: Chapter 7 - Traffic and Transport Page 10 of 27

95 7.71. Junction capacity assessments also provide details of the expected level of queuing and the average time a vehicle has to wait on the approach to the junction i.e. the average delay per vehicle. These values of RFC, queue and delay are predicted for each 15 minute time period and it is the maximum of each of these which values is reported within the junction summary tables On junctions operating within capacity an increase in RFC which did not increase the value to over 0.9 would be classed as minor, an increase which increases the value to over 0.9 but below 1.0 would be classed as moderate, and any increase which increases the value to over 1.0 would be classed as a major effect. For junctions operating at capacity an increase which did not increase the RFC value over 1.0 would be classed as a moderate effect and one which did would be classed as a major effect. Any increases in RFC at junctions already operating over capacity would be considered as a major effect A decrease in RFC value at a junction already operating under capacity would be classed as a minor beneficial effect, a decrease in RFC value to below 0.9 at a junction operating at capacity would be classed as a moderate beneficial effect, and a decrease in RFC value to below 1.0 at a junction operating over capacity would be classed as a major beneficial effect. Baseline Conditions Existing Baseline Vehicular Access The main access to the Site is currently from the B4069 Langley Road via a simple priority junction, with separate right and left turning lanes being provided on the Site exit. Access into the Site is controlled by means of a barrier and security hut The Site also has a secondary access from Foundry Lane. This vehicular access had not been used for a number of years but it has recently been re-opened for the use of staff vehicles only and again this access is controlled Additionally there is also a gated access to the Site at the end of Hawthorn Road, which is a residential cul-de-sac that ends adjacent to Langley Road. This access, although physically available, is currently unused. It is apparent that vehicular accesses formerly existed into the Site off Tugela Road and Cocklebury Lane, although these have been physically closed off. Surrounding Highway Network The highway network in the vicinity of the Site is shown on Figure 7.1 and generally operates in a satisfactory manner throughout the day during weekdays and at the weekend, but similar to other towns, experiences periods of congestion in the weekday morning and evening peak periods Chippenham is bisected by the main London-Bristol railway line which restricts the connection between the northern and southern sides of the town to a few key crossing points. The nearest routes to the Site, providing access to and from the town centre, are located underneath the historic Brunel railway arches via New Road and Ivy Lane The highway network in this area of Chippenham, to the north of the railway line, focuses around an extended, triangular shaped gyratory formed by New Road, Marshfield Road and Park Lane, all of which are designated as the A420. Environmental Statement: Chapter 7 - Traffic and Transport Page 11 of 27

96 7.80. The north-eastern point of this triangle comprises the mini-roundabout junction of the A420 with Foundry Lane, the B4158 Malmesbury Road and the B4069 Langley Road referred to in this assessment as the Little George junction. A dedicated slip road is provided between the Park Road approach and New Road, which means that traffic making this manoeuvre does not have to pass through the roundabout This is a key junction in relation to the Site, as the majority of trips to / from the Site pass through the junction. The junction currently takes the form of a double mini-roundabout, with the Old Road / Foundry Lane roundabout to the south A review of the personal injury data obtained from Wiltshire Council has found that the number and type of incidents recorded within the study area over the last three years are typical of the type and severity expected to occur within a busy urban highway network. There are no common trends identified between the incidents which would suggest any underlying highway safety issues The incidents recorded over the last three years are similar in nature and slightly lower in number to those recorded in the three year period prior to the previous application (application reference 13/01776/OUT), which would suggest that there has been no worsening in highway safety in the intervening period At the time of the 2015 survey of traffic flows into and out of Langley Park, there was around 41,910m 2 GFA in operation on the Site. The recorded movements were as shown in Table 7.1. Table 7.1: Existing Traffic Associated with the Site Scenario AM Peak (PCU) PM Peak (PCU) Arrivals Departures Total Junction modelling demonstrates that the Langley Road Site access junction and the New Road / Marshfield Road signal junction are operating within capacity, with all RFCs below 0.9. The results of the junction assessment modelling are summarised in tables contained in Appendix The existing Little George junction has been assessed using assessed using the JUNCTIONS 9 computer program. Within JUNCTIONS 9 it is not possible to model a mini-roundabout with either five arms or with exit only arm (both of which this roundabout has). The junction has instead been modelled by combining the Park Lane one-way approach and New Road exit only acting as a single arm. This is considered to be a robust approach The results of the 2015 Base assessments show the junction to be operating over capacity in both the AM and PM peaks, with the AM peak being the worst case. The pattern of queuing shown in the AM peak does not match that observed, with the model predicting long queues on Park Lane but only minimal queues on Malmesbury Road Traffic entering the roundabout on Park Lane is relatively unopposed and sustained and extensive queuing on Malmesbury Road has been observed in the morning peak period. The queues predicted for Park Lane are in fact fairly representative of the existing level of queuing on Malmesbury Road Although the model does not precisely reflect the existing conditions at the Little George roundabout it can be used to give an indication of future change in operation of the junction, although the results should be treated with caution. Environmental Statement: Chapter 7 - Traffic and Transport Page 12 of 27

97 7.90. The results of the 2015 Base assessments for the Little George junction are summarised in Table 7.2 and Table 7.3. Table 7.2: JUNCTIONS 9 Results - Little George Base AM Peak Arm RFC Queue Delay (S) Langley Road Foundry Lane Park Lane Malmesbury Road Table 7.3: JUNCTIONS 9 Results - Little George Base PM Peak Arm RFC Queue Delay (S) Langley Road Foundry Lane Park Lane Malmesbury Road Parking Demand The parking demand generated by the existing employment uses at the Site is fully accommodated within the Site. Given that entry is controlled on-site, parking cannot be used for other purposes, such as parking associated with the use of the railway station by the general public. In general, the roads surrounding the Site are not subject to parking controls, and there are existing problems with commuter parking from the railway station, something which has been acknowledged by Wiltshire Council. Pedestrian Access Pedestrian access to the Site is also controlled and is provided at the vehicular accesses from Langley Road and Foundry Lane and via a security gate from Hawthorn Avenue Langley Road runs the length of the Site from its junction with Foundry Lane and Malmesbury Road to the north-eastern end of the Site - where it changes name to Pew Hill. A footway is provided on the Site side of the road along its entire length. The south-western end of the road does not have a footway on the north-eastern side of the road, to the east of Tugela Road Langley Road typically has good visibility for pedestrians wishing to cross, however, apart from a zebra crossing near Hawthorn Avenue, there are no formal pedestrian crossing facilities provided There are footways along both sides of Foundry Lane and there is generally good visibility for pedestrians to cross, however there are no controlled crossing facilities provided beyond dropped kerbing The Site is situated in an urban, edge of town centre, location and as such is surrounded by a relatively comprehensive network of footways and footpaths. The Site is accessible by foot from the surrounding area, as follows: The existing residential areas to the north of the Site can be accessed from Langley Road, via The Hamlet, Birch Grove and a footpath connection to Hill Rise; Environmental Statement: Chapter 7 - Traffic and Transport Page 13 of 27

98 The residential areas to the north can also be accessed by way of Foundry Lane, Malmesbury Road and Greenway Lane; The residential areas to the south and the west from Park Lane and New Lane; and The town centre via Old Road and the pedestrian footbridge over the railway lines or via the railway arches on New Road Access on-foot to the town centre to the south of the Site is restricted by the railway line which bisects Chippenham, with the two main routes to the town centre being via the footbridge at the railway station or via railway arches on New Road There are no controlled pedestrian crossing facilities provided across Langley Road in the vicinity of the Site access junction, and facilities at the Little George double mini-roundabout junction are relatively limited, as apart from the zebra crossing on the Park Lane approach there are no controlled crossing facilities provided. Bicycle Access National Cycle Route 403 runs through the centre of Chippenham via a mixture of on-road and traffic free sections. It is supplemented by a number of local cycle routes, both traffic-free and onroad links. The cycle network within the town is shown on Figure In the vicinity of the Site there are cycle lanes on sections of Park Lane and a shared footpath / cycleway along Ivy Lane. The southern section of Malmesbury Road and Greenway Lane are designated as local on-road routes, as are Cocklebury Lane and the Maud Heaths Causeway to the north-east In a similar manner to pedestrian accessibility, cycle access to the town centre to the south of the Site is restricted by the railway line bisecting Chippenham There are obvious deterrents to cyclists on all of the routes to the town centre from the Site. Confident cyclists may be happy to cycle on the road via New Road and underneath the railway arches. However, less confident cyclists are likely to choose to carry their bicycles over the footbridge (if they are able) despite the inconvenience and then cycle through Monkton Park either via Monkton Hill or the Olympiad car park. Public Transport Access Figure 7.3 shows the routes of the bus services in Chippenham and the locations of bus stops in the vicinity of the Site The nearest bus stop to the Site is on Langley Road opposite Clift Avenue, around a 100m walk from the entrance to Langley Park. It serves the regular 44B Chippenham town bus route. The 44B town service, a circular route, operates Monday to Saturday with a typical 30 minute frequency; it only travels one-way (north-east bound) along Langley Road The bus stops on Malmesbury Road serve the 91 (Chippenham - The Somerfords) and 92 (Chippenham Malmesbury) services. The services run Monday to Saturday, the 91 with a 2- hourly frequency and the 92 with an hourly frequency Bus stops on Park Lane and Marshfield Road serve the inbound and outbound services of bus routes to the north and west of the town centre, including the long distance Bath - Chippenham buses (X31 and 231) along with a number of local and town routes. The X31 has a 30 minute frequency and operates Monday to Saturday. The 231 operates with a 30 minute frequency Monday to Saturday and also runs at 2-hour intervals on a Sunday. Environmental Statement: Chapter 7 - Traffic and Transport Page 14 of 27

99 The majority of the bus services described above also call at the front of the railway station, off Cocklebury Road. Additionally there are a number of bus routes, typically those to the south and east, which only serve the stops at the railway station, the main service being the 55/55A Chippenham - Swindon which operates with a 20 minute frequency Monday to Saturday and 30 minutes on a Sunday Chippenham railway station is within walking distance from the Site and serves local and regional services. The Great Western mainline provides direct access to Bath, Swindon, Bristol, Reading, and London Paddington from Chippenham. The TransWilts rail service also provides local access to Melksham, Trowbridge and Westbury The Great Western main train line, which runs through Chippenham, is currently being electrified as part of extensive improvement scheme. The electrification scheme will on completion provide faster and more frequent journeys on new, more reliable trains, which will also have increased capacity The electrification scheme involves a large programme of improvements and in the short term this may lead to periods of localised disruption, however one of the most disruptive elements of the scheme, the enabling works at Box Tunnel, has already been completed. Predicted Future Changes in the Baseline The Site is in use for employment purposes and provides 74,170m 2 GFA of employment floorspace A number of existing buildings on the Site are to be demolished in advance of the implementation of the Development due to their dilapidated condition; refer to Figure 1.3. In transport assessment terms, the overall extant permission for 74,170m 2 gross floor area (GFA) employment floor space at the Site remains unaltered by the demolition of these buildings Junction modelling has predicted that for the 2018 Base, the Langley Road Site access junction and the New Road / Marshfield Road would continue to operate within capacity, with all RFCs below 0.9. The results of the junction assessment modelling are summarised in tables contained in Appendix The Little George junction is predicted to continue to operate over capacity for the 2018 Base scenario with significant increases in the overall level of queuing likely. In a similar fashion to the 2015 Base assessments, due to the limitations of the assessment model, the actual pattern of queuing at the junction is likely to be different, with the level of queuing predicted on Park Lane more likely to occur on Malmesbury Road in the AM Peak. Table 7.4 and Table 7.5 provide a summary of the 2018 Base assessments of the Little George junction. Table 7.4: JUNCTIONS 9 Results - Little George Base AM Peak Arm RFC Queue Delay (S) Langley Road Foundry Lane Park Lane Malmesbury Road Environmental Statement: Chapter 7 - Traffic and Transport Page 15 of 27

100 Table 7.5: JUNCTIONS 9 Results - Little George Base AM Peak Arm RFC Queue Delay (S) Langley Road Foundry Lane Park Lane Malmesbury Road Table 7.6 and Table 7.7 provide a summary of the 2026 Base assessments of the Little George junction. The 2026 Base flows are based on the 2026 PARAMICS model flows and include changes to the highway network associated with the CSAP schemes, which will have a beneficial effect on the operation of the Little George junction. Without the changes to the highway network which would come forward as part of the CSAP schemes, then the baseline conditions at the Little George junction would continue to worsen. Table 7.6: JUNCTIONS 9 Results - Little George Base AM Peak Arm RFC Queue Delay (S) Langley Road Foundry Lane Park Lane Malmesbury Road Table 7.7: JUNCTIONS 9 Results - Little George Base PM Peak Arm RFC Queue Delay (S) Langley Road Foundry Lane Park Lane Malmesbury Road Potential Effects Demolition and Construction Demolition and Construction Traffic The majority of demolition and construction traffic movements will be generated from construction workers cars and vans, having a largely incidental impact on the surrounding highway network at peak times. A number of daily HGV movements will be generated, but these are likely to occur outside the peak hours and can be controlled through a Construction Environmental Management Plan (CEMP), to be agreed with Wiltshire Council The level of construction traffic is likely to be at its highest during the first year, as part of the delivery of Phase 1 and associated access road infrastructure, and then reduce during the later years of construction, which will largely comprise residential development The calculation of construction traffic (HGVs and cars / vans) is based on previous experience of similar types of developments. Environmental Statement: Chapter 7 - Traffic and Transport Page 16 of 27

101 The construction stage could generate on an average day at peak of construction up to 10 HGV off-peak two way trips (materials) and up to 30 peak two-way car movements (employees) per day. This assumes a car occupancy rate of 1.8 persons per vehicle, which is typical for this type of work During the construction period, it is possible that the Development may generate a very small number of HGVs carrying exceptional loads. The number and frequency of these will depend largely on the programme of construction and the materials used. However any exceptional loads would be carried outside network peak hours Traffic flows associated with demolition and construction will be significantly less than those associated both with the existing employment use that is being replaced and the proposed Development, although the proportion of HGVs is likely to be greater The effects of demolition and construction traffic are anticipated to be short-term, temporary, local and of minor adverse significance. Completed Development Traffic Flows Associated with Phase 1 of the Development Traffic flows associated with new uses on the Site, namely a discount foodstore, hotel and residential development, to be provided within the first phase of the Development, have been agreed with Wiltshire Council and have been predicted by using the industry standard TRICS database To enable the first phase of the Development, 21,635m 2 GFA of employment use will be demolished and replaced by the discount foodstore, hotel and apartments. The remaining employment floorspace at Langley Park would be 52,538m 2 GFA (74,173m 2 minus 21,635m 2 ), prior to the implementation of Phases 2, 3 and the Commercial Phase Traffic flows associated with the remaining employment floorspace permitted at the Site have been predicted on a pro-rata basis from the recorded vehicle movements into and out of the Site associated with the current operational floor area of 41,910m 2 of gross floor area Phase 1 of the Development would also lead to the closure of the access to the Langley Park employment area from Foundry Lane for general traffic, and so existing and extant employment traffic wanting to use this access would be diverted to the main Langley Road access Predicted traffic flows for the 2018 With Phase 1 Development scenario are shown on Figures ES.7 and ES.8 in Appendix 7.3 for the AM and PM peak respectively. Table 7.8 provides a summary of the change in traffic flows to the Site resulting from Phase 1 of the Development. Table 7.8: Change in Site Traffic Flows - Phase 1 Development Scenario AM Peak (Two-way PCU) PM Peak (Two-way PCU) 2018 Base Phase Change Although the overall number of trips to Langley Park associated with Phase 1 of the Development is lower than for the base, the pattern of traffic on the network will be different. The proposed change of uses will alter the proportion of arrivals and departures to the Site and the closure of the Foundry Lane access for employment trips will mean that some existing traffic will be re-routed. Environmental Statement: Chapter 7 - Traffic and Transport Page 17 of 27

102 Table 7.9 provides a summary of the change in flows junctions within the study network for the AM peak period and Table 7.10 does the same for the PM peak period. On a junction by junction basis, the With Phase 1 Development flows are generally the same or lower than the 2018 Base flows in the AM peak period, and slightly higher in the PM peak period. However, total flows in the PM peak period are lower than in the AM peak period. Table 7.9: Change in Junction Inflows - Phase 1 Development - AM Peak Scenario 2018 Base 2018 With Phase 1 Change Langley Road Access (-1%) Little George Junction (+0%) New Road/Marshfield Road (+4%) Table 7.10: Change in Junction Inflows - Phase 1 Development - PM Peak Scenario 2018 Base 2018 With Change Phase 1 Langley Road Access (+6%) Little George Junction (+3%) New Road/Marshfield Road (+1%) It is considered that overall the positon with Phase 1 of Development will not be materially different to the 2018 Base position The effects of the change in the Site traffic flows associated with the first phase of Development, compared to the 2018 Base without mitigation, are anticipated to be short-term, temporary, local and of negligible significance. Traffic Flows Associated with the Completed Development Traffic flows associated with new uses on the Site to be provided within the remaining phases of the Development have been agreed with Wiltshire Council, and have been predicted by using the industry standard TRICS database Traffic flows associated with the proposed employment floorspace (50,600m 2 GFA - including retained and proposed commercial floorspace within Langley Park) at the Site have been predicted on a pro-rata basis from the recorded vehicle movements into and out of the Site associated with the current operational floor area of 41,910m 2 of GFA Access to the Langley Park employment area from Foundry Lane would remain closed for general traffic, although a controlled access for emergency vehicles would be maintained, and so all employment traffic would use the Langley Road access The 2026 With Complete Development situation is shown on Figures ES.9 and ES.10 in Appendix 7.3 for the AM and PM peaks respectively. Table 7.11 provides a summary of the change in traffic flows to the Site resulting from the completed Development. Environmental Statement: Chapter 7 - Traffic and Transport Page 18 of 27

103 Table 7.11: Change in Site Traffic Flows - Completed Development Scenario AM Peak PM Peak (Two-way PCU) (Two-way PCU) 2026 Base Completed Development Change Table 7.12 provides a summary of the change in at flows junctions within the study network for the AM peak period and Table 7.13 does the same for the PM peak period. Table 7.12: Change in Junction Inflows Completed Development AM Peak Scenario 2026 Base 2026 With Completed Development Change Langley Road Access (+4%) Little George Junction (+3%) New Road/Marshfield Road (+5%) Table 7.13: Change in Junction Inflows Completed Development PM Peak Scenario 2026 Base 2026 With Change Completed Development Langley Road Access (+15%) Little George Junction (+8%) New Road/Marshfield Road (+1%) The existing Little George mini-roundabout junction is already operating over capacity in the AM and PM peak periods and this situation is predicted to worsen with the addition of traffic associated with the Completed Development The effects of the change in traffic flows associated with the Completed Development compared to the 2026 Base situation, without mitigation, are anticipated to be long-term, permanent, local and of major adverse significance. Parking Demand and Servicing A total of 109 parking spaces are proposed for the discount foodstore, which accords with Wiltshire Council s parking standards and, as set out in Section 7 of the TA, this level of parking is predicted to accommodate the predicted (worst case scenario) weekend parking demand of 85 cars and to have spare capacity to accommodate promotional events and seasonal peak periods The discount foodstore is expected to be serviced by up to two articulated vehicles and two smaller delivery vans per day A total of 59 spaces are proposed to serve the hotel which accords with Wiltshire Council s parking standards and, as set out in Section 7 of the TA, this level of parking would accommodate the predicted (worst case scenario) weekday parking demand of 57 cars The hotel and cafe would only generate a small number of service trips and would be served by a range of small delivery vehicles. Environmental Statement: Chapter 7 - Traffic and Transport Page 19 of 27

104 A total of 26 unallocated parking spaces area proposed as part of the first phase of the Development which is below Wiltshire Council s minimum level residential parking standards. The minimum parking standards are based on allocated parking and the standards can be reduced if agreed to be appropriate with Wiltshire Council Based on car ownership data from the 2011 Census, the parking demand for 22 apartments in this location is predicted to be 14 spaces plus any visitor parking, therefore the proposed 26 parking spaces is expect to be able to accommodate demand for both residential and visitor parking Parking numbers associated with the residential element of the completed Development have not been fixed at this stage as parking will be provided at levels appropriate to the type and density of the units proposed for the detailed scheme (at reserved matters stage). Future parking will include a mix of communal and allocated parking. Non-allocated parking could be reduced from the minimum parking standards (based on Census car ownership levels and accessibility) but allocated parking would be provided in accordance with minimum standards Communal parking would be provided in parking courts or undercrofts for high density areas and allocated parking would be provided for low / medium density areas, which would be located the furthest walking distance from the railway station and town centre Following the redevelopment, a total of 1,170 employment car parking spaces will be provided at the Site, serving 50,600m 2 GFA of employment space. The proposed level on parking is based on experience of existing Site operation and accords with Wiltshire Council s parking standards The routing of HGV vehicles to the employment area of the Site would be unaffected by the Development, as these vehicles already use the Langley Road access to the Site. The Site has been used more intensively in the past for manufacturing and heavy engineering purposes, which would have a large number of HGV movements. Therefore the current and future employment uses of the Site will generate significantly fewer HGV trips compared to former levels The effects of parking and service demand associated with the Development are anticipated to be long-term, permanent, local and of negligible significance. Pedestrian and Cycle Access The Development would increase pedestrian and cycle movements between the Site and key local facilities such as the railway station, the town centre and schools etc. The foodstore, hotel and residential elements of the Development are predicted to generate an additional 80 trips on foot and 9 cycle trips in the AM peak and 105 trips on foot and 12 cycle trips in the PM peak Figure 7.4 shows 1.2km and 2.4km walk isochrones (15 minute and 30 minute walk distance) from the centre of the proposed residential area of the Development. The 2.4km isochrone is shown up to the boundary of the existing built area of the town, which could be extended in the future by the development of Core Strategy sites The addition of cyclists is unlikely, in itself, to have any material effect on highway operation The effects on pedestrian and cycle access are anticipated to be long-term, permanent, local and of negligible significance. Public Transport The Development would also give rise to a demand for trips to be made by public transport, particularly by train, given the proximity of the railway station. The foodstore, hotel and residential elements of the Development are predicted to generate an additional 34 public transport trips in the AM peak and 36 cycle trips in the PM peak. Environmental Statement: Chapter 7 - Traffic and Transport Page 20 of 27

105 As with cycling, the addition of bus passengers to the network will not in itself have any material effect on highway operation The effects on public transport access are anticipated to be long-term, permanent, local and of negligible significance. Mitigation and Likely Significant Residual Effects Demolition and Construction Demolition and construction traffic would be managed through the CEMP which could include but not be limited to the following assumptions: Construction should take place over 50 weeks per year; The working week will consist of five weekdays and half a day at the weekend (Saturday) and will not include bank holidays; The working day is likely to start at 07:00 and finish at 19:00; however in winter construction would be limited to daytime hours; and The contractor should be encouraged to operate a mini-bus to reduce staff commuting trips It is intended that all construction traffic (including HGVs) will approach and leave the Site via the Primary Road Network (PRN). A HGV routing plan has been agreed with Wiltshire Council and is shown on Figure During the construction period, it is possible that the Development may generate a very small number of HGVs carrying exceptional loads. The number and frequency of these will depend largely on the method of construction and the materials used. However any exceptional loads would be carried outside network peak hours and use the routing strategy which will be defined in the CEMP Assuming the implementation of the above mitigation, the likely residual effect of demolition and construction traffic is anticipated to be short-term, temporary, local and of negligible significance. Completed Development Traffic Associated with Phase It is considered that overall, the position following the implementation of Phase 1 of the Development will not be materially different to the position if the Site were to be operating at full capacity. Hence, in transport assessment terms, for this phase of the Development it would not be necessary to improve the existing highway network Whilst it is the case that improvements to the highway network are not considered necessary in relation to the first phase of the Development, the Little George junction is currently operating over capacity in both the AM and PM peak periods, and will need to be improved to accommodate the completed Development The future occupier of the discount foodstore has indicated that it will want the proposed improvements to the Little George to be undertaken and completed prior to the store being brought into operation. It is therefore currently proposed that improvements to the Little George junction will be provided as part of the first phase of the Development It is proposed to replace the existing sub-standard double mini-roundabout and replace it with a signal controlled junction. The proposed layout of the junction is shown on Figure 7.6. Environmental Statement: Chapter 7 - Traffic and Transport Page 21 of 27

106 Park Lane will be widened to provide two lanes on the approach to the junction and the New Road exit from the junction will also be widened to two lanes. Foundry Lane will also have two lanes on approach to the junction. Malmesbury Road and Langley Road will continue to have single lane approaches to the junction Signal controlled crossings will be provided on the Park Lane, New Road and Foundry Lane arms of the junction The signalisation of the Little George junction and the uncontrolled signal merge will also allow coordination with the existing New Road / Marshfield Road signal junction which will improve vehicle flow through this part of the highway network The existing uncontrolled merge between Park Lane and New Road will also become signal controlled as part of the Little George improvement works, with the existing zebra crossings currently provided at this location being replaced with signal controlled crossings Junction modelling of the proposed signal network has shown that it is predicted to be approaching capacity in the AM for the 2018 With Phase 1 Development scenario. Results from the LINSIG Assessment for the Little George junction in the AM and PM peaks are summarised in Table 7.14 and Table Table 7.14: LINSIG Results - Little George With Phase 1 Development - AM Peak Arm Degree of Saturation Queue Delay (S/PCU) Malmesbury Road 97.5% Langley Road 72.0% Park Lane (Left) 48.8% Park Lane (Ahead/Right) 96.7% Foundry Lane(Left) 7.5% Foundry Lane (Ahead/Right) 7.0% Table 7.15: LINSIG Results - Little George With Phase 1 Development - PM Peak Arm Degree of Queue Delay (S/PCU) Saturation Malmesbury Road 87.2% Langley Road 72.5% Park Lane (Left) 53.3% Park Lane (Ahead/Right) 67.9% Foundry Lane(Left) 66.9% Foundry Lane (Ahead/Right) 30.7% The improved Little George junction is predicted to be approaching capacity in the 2018 With Phase 1 Development AM peak scenario. However, the existing Little George mini-roundabout junction is operating over capacity at present and would be worse for the 2018 Base scenario for both AM and PM peak periods. Hence conditions with the proposed Phase 1 development and junction improvement would be better than the existing situation. Environmental Statement: Chapter 7 - Traffic and Transport Page 22 of 27

107 Assuming the implementation of the above mitigation, the likely residual effect of Phase 1 Development traffic is anticipated to be long-term, permanent, local and of major beneficial significance. Traffic Associated with Completed Development Junction improvement works are also proposed at the Langley Road Site access. The existing priority junction is very wide, which is in part due to the large central island provided to accommodate the existing access control barriers and security hut Figure 7.7 shows the proposed revised priority junction arrangement from Langley Road. The existing central island has been reduced and the southern kerb line of the access road has been realigned accordingly The revised layout includes a central island on the Langley Park access road which will assist pedestrians and cycles crossing the junction and also includes a new pedestrian refuge island on Langley Road to improve pedestrian and cycle crossing facilities in the vicinity of the Site The highway masterplan (refer to Figure 4.8) shows that the road into the Site from Langley Road leads to a square from which access to the controlled Langley Park employment area will be taken The proposed square has been designed as a key distinctive highway feature of the Development, and would serve three main purposes: Provide a transition between main access road and the residential and employment zones; Act as a traffic calming feature; and Provide a vehicle turning opportunity before controlled employment access The link road through the residential area would connect with Foundry Lane to the south-west providing an alternative connection between the Langley Road Site access junction and the Little George junction. The link road has been designed to keep vehicle speeds low and to discourage HGV traffic but still be able to accommodate buses Junction modelling of the proposed Langley Road Site access junction for the 2026 With Complete Development scenario has shown that the junction is predicted to operate with spare capacity in both the AM and PM peak periods. The results of the junction assessment modelling are summarised in tables contained in Appendix Junction modelling of the proposed signal network has shown that it is predicted to be operating at capacity in the AM for the 2026 With Complete Development scenario. Results from the LINSIG Assessment for the Little George junction in the AM and PM peaks are summarised in Table 7.16 and Table The existing Little George mini-roundabout junction is already operating over capacity in the AM and PM peak periods. The proposed improvements to the Little George roundabout identified in the preceding section of this chapter would mean that the conditions at this junction would be better than the existing situation following the completion of the Development. Environmental Statement: Chapter 7 - Traffic and Transport Page 23 of 27

108 Table 7.16: LINSIG Results - Little George With Complete Development - AM Peak Arm Degree of Queue Delay (S/PCU) Saturation Malmesbury Road 82.7% Langley Road 65.7% Park Lane (Left) 43.5% Park Lane (Ahead/Right) 81.7% Foundry Lane(Left) 21.5% Foundry Lane (Ahead/Right) 26.3% Table 7.17: LINSIG Results - Little George With Complete Development - PM Peak Arm Degree of Queue Delay (S/PCU) Saturation Malmesbury Road 83.6% Langley Road 73.8% Park Lane (Left) 39.6% Park Lane (Ahead/Right) 79.1% Foundry Lane(Left) 72.7% Foundry Lane (Ahead/Right) 40.6% Assuming the implementation of the above mitigation, the likely residual effect of traffic associated with the Completed Development is anticipated to be long-term, permanent, local and of major beneficial significance. Parking and Service Demand The level of parking for the proposed Development is predicted to be able to accommodate the parking demand associated with the Phase 1 and Completed Development The potential effect of overspill parking from the railway station will need to be managed to ensure parking capacity is maintained within the Site Parking management of publicly available parking spaces for the discount foodstore and hotel would need to be controlled by future operators. Residential parking would also need to be controlled, as appropriate to the detailed scheme; this could be by a residents parking zone, which could be extended by Wiltshire Council to cover existing residential areas The likely residual effect of parking and service demand is anticipated to be long-term, permanent, local and of negligible significance. Pedestrian and Cycle Access The Development is situated in an urban, edge of town centre, location and as such is surrounded by a relatively comprehensive network of footways and footpaths Pedestrians and cyclists will be able to cross at the islands proposed at the Langley Road access junction, which would be a significant improvement on the existing situation. Environmental Statement: Chapter 7 - Traffic and Transport Page 24 of 27

109 An internal network of footways and footpaths will link the various elements of the mixed use Development including the provision of an off-road footway/cycle path along the northern side of the proposed link road between Langley Road and Foundry Lane This will not only connect the Site with the wider network, but will also serve to provide an off-road cycle route between Birch Grove and Foundry Lane, opening up cycle opportunities for neighbouring residents to cycle to the retail park and railway station. In the longer term, the provision of a cycle connection over the railway would then link this to the college and town centre In relation to the previous application (2013 Scheme), it was agreed with Wiltshire Council that as part of a Section 106 Agreement a contribution would be made by the developer to deliver a DDA compliant lift on the northern side of the existing foot / cycle bridge across the railway. It was also agreed that a possible landing point on the northern side of the railway for a potential new foot / cycle link across the railway line would be secured as part of the scheme The masterplan layout of the current Development now proposed shows a linear park abutting the railway line and therefore does not prejudice the provision of the potential new foot / cycle bridge in this location The potential new foot / cycle bridge would connect the Site with Cocklebury Road to the east of the railway station, providing an alternative, largely traffic free, cycle route to the town centre via Cocklebury Road and Monkton Park The provision of cycle facilities at a bridge across the railway line in the vicinity of the Site would provide a key strategic missing connection within the existing cycle network of the town which would facilitate longer journeys by bicycle as well as improving local links to the town centre As well as improving pedestrian links to the town centre the improvements to or proposed new foot / cycle bridge would improve access from the Site to the railway station and the existing bus stops at the station forecourt, which serve a wide variety of bus services However, the southern landing site of the proposed foot / cycle bridge is outside of the control the Applicants, and a standalone railway car park has been built on the land identified as the landing site for the proposed foot / cycle bridge It is therefore considered that proposed improvements for crossing the railway line for the disabled and cyclists would be directly supported by the application for the Development, subject to the offsite requirements being met by the relevant third parties Assuming the implementation of the above mitigation, the likely residual effect on pedestrian and cycle access is anticipated to be long-term, permanent, local and of major beneficial significance. Public Transport Access The provision of the new link road provides the potential for buses to travel directly through the Site. The proposed link road has been designed to allow bus access and bus stops would be provided along the route through the Site Any improvements to public transport would need to be considered in the wider context of the changes to the transport network arising from the Core Strategy proposals. It is therefore considered appropriate that public transport mitigation measures should be dealt with through community infrastructure levy (CIL). Environmental Statement: Chapter 7 - Traffic and Transport Page 25 of 27

110 The Site is situated in close proximity to the railway station and travel by train for commuting and leisure purposes for future residents of the Development would be a realistic choice, which could reduce the effects of travel by private car Assuming the implementation of the above mitigation, the likely residual effect on public transport access is anticipated to be long-term, permanent, local and of moderate beneficial significance. Travel Plans As part of the Development, Workplace and Residential Travel Plans would be provided to cover all elements of the Development. An Umbrella Travel Plan would cover the employment uses on the Site, both existing and proposed. Interim Workplace and Residential Travel Plans would be based on the Travel Plan Framework documents included as Appendix 9 of the TA It is proposed that the final Travel Plans will include a range of travel initiatives to reduce travel by car, which might typically include: An introduction to the Travel Plan for all staff, setting out its purpose and objectives; Provision of on-site facilities for cyclists; Provision of public transport travel information for staff, customers and visitors in the various commercial aspects of the Development; Encouragement of car sharing, both amongst staff on Site and in the wider context (e.g. using established websites); Provision of charging points for electric vehicles; Consideration of pool cars or Membership of a Car Club for staff who might make frequent journeys while at work, so that they do not have to drive to work; Car club vehicles for the residential element of the Development, with dedicated parking spaces and incentives for residents to join the car club, as a means of reducing car ownership; Consideration of short term car hire for hotel guests, who could then arrive by train but would still have the mobility to reach surrounding attractions at their convenience; Guaranteed ride home in the event that a driver is unable to get their car share partner home, either by arranging a lift with another member of staff or by bus or taxi; Possibility of negotiating preferential deals with local cycle shops on new and used bicycles for staff at the organisation; and Possibility of negotiating preferential season ticket prices with the main bus operators for staff at the organisation As part of their Travel Plans, operators would also ensure that all deliveries by HGV are made by appropriate routes. Environmental Statement: Chapter 7 - Traffic and Transport Page 26 of 27

111 Summary The potential effects, mitigation and significance of likely significant residual effects is described in Table 7.18 below. Table 7.18: Summary of Potential and Residual Effects Description of Effect Potential Effect Mitigation Residual Effect Demolition and Construction Demolition and construction traffic Completed Development Traffic associated with Phase 1 Traffic Associated with Completed Development Parking Demand and Servicing Pedestrian and Cycle Access Public Transport Access Short-term, temporary effect of minor adverse significance at the local level Short-term, permanent effect of negligible significance at the local level Long-term, permanent effect of major adverse significance at the local level Negligible Negligible Negligible Construction traffic would be managed through CEMP Improvement to Little George Junction and Travel Plan Improvement to Little George Junction and Travel Plan Parking management for commercial and residential parking. Improvements to crossing facilities at Langley Road Site Access and Little George Junctions. Contribution towards improved Town Centre Links. Provision of bus stop infrastructure on Link Road to allow buses to directly serve the Site Negligible Long-term, permanent effect of major beneficial significance at the local level Long-term, permanent effect of major beneficial significance at the local level Negligible Long-term, permanent effect of major beneficial significance at the local level Long-term, permanent effect of moderate beneficial significance at the local level Environmental Statement: Chapter 7 - Traffic and Transport Page 27 of 27

112 References 1 DCLG (2012), National Planning Policy Framework (NPPF), The Stationery Office, TSO 2 [accessed February 2016] 3 Wiltshire Council (2015), Wiltshire Core Strategy, Adopted January 2015, Wiltshire Council 4 Wiltshire Council (2015), Chippenham Site Allocations Development Plans Document Pre-Submission Draft, February 2015, as proposed for change July 2015, Wiltshire Council 5 Wiltshire Council (2015), Chippenham Site Allocations Development Plans Document Pre-Submission Draft, February 2015, as proposed for change July 2015, Wiltshire Council 6 Wiltshire Council (2009), Supplementary Planning Document, Development Related Travel Plans 7 Institute of Environmental Assessment (1993), Guidelines for the Environmental Assessment of Road Traffic Environmental Statement: Chapter 7 - Traffic and Transport References

113 8. Chapter 8: Noise and Vibration Introduction 8.1. This chapter, which was prepared by Waterman Infrastructure & Environment Limited (Waterman IE) presents an assessment of the likely significant effects of the Development in terms of noise and vibration on off-site, and future on-site, sensitive receptors (SRs). The assessment considers the effects during the demolition and construction works and once the Development is completed and operational. An assessment of the suitability of the Site for residential uses is also presented This chapter provides a brief summary of relevant legislation, planning policy and guidance, and a description of the methodology adopted for the assessment. This is followed by a description of the relevant baseline conditions of the Site and the surrounding area, and an assessment of the potential effects of the Development during demolition and construction and once the Development is completed and operational. Mitigation measures are identified, where appropriate, to avoid, reduce or offset any adverse effects, following which a summary of the likely significant residual effects of the Development is provided, having regard to mitigation adopted This chapter is supported by the following figures and appendices: Figure Site Plan and Monitoring Locations; Figure Daytime Noise Contour Plot; Figure Night-Time Noise Contour Plot; Appendix Acoustic Glossary of Terms; Appendix Baseline Noise and Vibration Summary; Appendix Construction Noise Calculations; Appendix Road Traffic Noise Calculations; and Appendix Consultation Responses. Legislation, Planning Policy and Guidance Legislation Control of Pollution Act, Part III of the Control of Pollution Act 1974 (CoPA) 1 is specifically concerned with pollution. With regard to noise, the CoPA covers construction sites; noise in the street; noise abatement zones; codes of practice; and Best Practicable Means (BPM). National Planning Policy and Guidance National Planning Policy Framework, With regard to noise, the National Planning Policy Framework 3 (NPPF) states that: The planning system should contribute to and enhance the natural and local environment by preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by, unacceptable levels of noise pollution. Environmental Statement: Chapter 8 - Noise and Vibration Page 1 of 33

114 8.6. In support of this, paragraph 123 states that planning decisions should aim to: avoid noise from giving rise to significant adverse impacts on health and quality of life as a result of new development; and identify and protect areas of tranquillity which have remained relatively undisturbed by noise and are prized for their recreational and amenity value for this reason Annex 3 of the NPPF states that the document replaces Planning Policy Guidance 24 Planning and Noise (PPG24) 4 but falls short of providing any specific technical guidance. National Planning Practice Guidance, The Government s online National Planning Practice Guidance (NPPG) relating to noise 5 does not explicitly state acceptable construction noise levels or indeed acceptable operational noise levels in the context of maintaining existing residential or commercial amenity. The NPPG does however outline the qualitative effects of noise exposure and what action should be taken, stating that: Noise needs to be considered when new developments may create additional noise and when new developments would be sensitive to the prevailing acoustic environment. When preparing local or neighbourhood plans, or taking decisions about new development, there may also be opportunities to consider improvements to the acoustic environment. Noise Policy Statement for England, The Noise Policy Statement for England (NPSE) 6 sets out the long term vision of Government noise policy as follows: Promote good health and a good quality of life through the effective management of noise within the context of Government policy on sustainable development The policy aims, through the effective management and control of environmental, neighbour and neighbourhood noise within the context of Government policy on sustainable development, to: Avoid significant adverse impacts on health and quality of life; Mitigate and minimise adverse impacts on health and quality of life; and Where possible, contribute to the improvement of health and quality of life The NPSE sets out three terms with regard to noise effects: No Observed Effect Level (NOEL); Lowest Observed Adverse Effect Level (LOAEL); and Significant Observed Adverse Effect Level (SOAEL) The above terms are not defined in terms of absolute levels within the NPSE, which acknowledges that these will change with regard to noise source and receiver types. Local Planning Policy Wiltshire Core Strategy, The Wiltshire Core Strategy 7 does not include a bespoke policy in respect of noise, relying instead upon saved policy NE18: Noise and Pollution which comprises a saved policy of the North Wiltshire Core Strategy, 2011 (see below). Environmental Statement: Chapter 8 - Noise and Vibration Page 2 of 33

115 8.14. However, Core Policy 57, which seeks to ensure high quality design for all new developments, includes criterion (vii) which states that applications for new development must (inter alia) demonstrate how they will make a positive contribution to the character of Wiltshire through: having regard to the compatibility of adjoining buildings and uses, the impact on the amenity of existing occupants, and ensuring that appropriate levels of amenity are achievable within the development itself, including the consideration of..vibration and pollution (e,g,..noise ). North Wiltshire Local Plan 2011, April 2006 (saved policies) Policy NE18 of the North Wiltshire Local Plan 8 represents a saved policy which has not been superseded by the adoption of the Core Strategy. The policy states:. Development will only be permitted where it would not generate, or itself be subject to, harm upon public health or cause pollution to the environment by the emission of excessive noise, light intrusion, smoke, fumes, other forms of air pollution, heat, radiation, effluent or vibration.. Other Guidance IEMA Guidelines for Environmental Noise Assessment, The IEMA Guidelines for Environmental Noise Assessment 9 address the key principles of assessing noise effects and are applicable to all development proposals where noise effects may occur. The guidance provides advice with regards to the collection of baseline noise data, prediction of noise levels and how noise should be assessed. The guidance recognises that the effect associated with a particular noise source will be dependent on a number of factors including, but not limited to, the sensitivity of the receptor, frequency and duration of the noise source and time of day. However, it stops short of providing specific assessment criteria which developments should achieve, but instead suggests that the methodology adopted should be selected on a site by site basis with reference to relevant national and local standards. British Standard 5228: Code of Practice for Noise and Vibration Control on Construction and Open Sites, 2009 and BS part one and part two 11 provides guidance on the assessment of noise and vibration effects during the development of a site, including procedures for estimating noise levels from construction activities and vibration attributable to vibratory rolling and piling activities The guidance does not define acceptable limits. However, it does provide potential methods for assessing the significance of noise and vibration effects, which should be defined on a site-specific basis. BS 5228 also provides guidance on minimising potential effects through the use of mitigation and the adoption of Best Practicable Means (BPM). British Standard BS : Guide to Evaluation of Human Exposure to Vibration in Buildings, Part 1: Vibration Sources other than Blasting, BS provides guidance on the measurement and assessment of vibration levels affecting humans in buildings resulting from sources such as road and rail traffic or building services systems The probability of adverse comment is assessed by considering the Vibration Dose Value (VDV), which quantifies the total exposure to vibration over a specified period. Environmental Statement: Chapter 8 - Noise and Vibration Page 3 of 33

116 British Standard 4142: Methods for Rating and Assessing Industrial and Commercial Sound, BS provides a method for rating and assessing the likely effects of sound of an industrial / commercial nature on people. The significance of the sound depends upon the margin by which the rating level (LAr,Tr) exceeds the background level (LA90). Typically the greater this difference, the greater the magnitude of the effect The rating level is equal to the specific sound level if there are no acoustic features present (tonal / impulsive / intermittent). Depending on the acoustic feature, an acoustic correction of +2 to +9dB may be applied to obtain the rating noise level. Where a sound has more than one acoustic feature then the appropriate acoustic corrections are summed. British Standard 8233: 2014 Guidance on Sound Insulation and Noise Reduction for Buildings BS provides guidelines for the control of noise in and around buildings. It is applicable to the design of new buildings, or refurbished buildings undergoing a change of use, but does not provide guidance on assessing the effects of changes in the external noise levels to occupants of an existing building. The criteria relevant to residential spaces are presented in Table 8.1. Table 8.1: BS 8233 Guideline Noise Levels for Residential Spaces Activity Location Daytime LAeq, 16 hour (07:00 to 23:00) Night-Time LAeq, 8 hour (23:00 to 07:00) Resting Living room 35dB Not applicable Dining Dining room / area 40dB Not applicable Sleeping (daytime resting) Bedroom 35dB 30dB BS 8233 also contains guideline noise levels for hotel rooms. The BS 8233 recommended bedroom noise levels with windows closed, from all external sources including road, rail and air traffic and noise from activities outside the hotel and any adjacent premises, are presented as Table 8.2. Table 8.2: BS 8233 Guideline Noise Levels for Hotel Bedrooms Period Daytime ( ) Night-Time ( ) Night-Time ( ) Noise Level db LAeq,1h db LAeq,1h 45-55dB LAmax It should be noted, however, that the hotelier may require a more stringent standard to that recommended by BS 8233:2014. These design standards will be considered further at the detailed design / reserved matters stage When considering external amenity spaces such as gardens, balconies and terraces, the guidance provided in BS 8233 states: For traditional external areas that are used for amenity space, such as gardens or patios, it is desirable that the external noise level does not exceed 50 db LAeq,T, with an upper guideline value of 55 db LAeq,T which would be acceptable in noisier environments. However, it is also recognised that these guideline values are not achievable in all circumstances where development might be desirable. In higher noise areas, such as city centres or urban areas adjoining the strategic transport network, a compromise between elevated noise levels and other factors, such as the convenience of living in these locations or making efficient use of land resources to ensure Environmental Statement: Chapter 8 - Noise and Vibration Page 4 of 33

117 development needs can be met, might be warranted. In such a situation, development should be designed to achieve the lowest practicable levels in these external amenity spaces, but should not be prohibited. World Health Organisation Guidelines for Community Noise, The World Health Organisation (WHO) 15 document provides guidance of a similar nature to BS 8233, although it places more emphasis on the potential health effects associated with noise. Specifically, the document recommends internal and external noise levels that will provide an acoustic environment that is conducive to uninterrupted speech and sleep. Daytime noise limits aim to prevent the majority of the population being moderately or seriously annoyed by noise. Nighttime noise limits are intended to ensure a good night s sleep. Table 8.3 presents a summary of the WHO guideline values. Table 8.3: WHO Recommended Guideline Values Specific Environment Outdoor living area Dwelling, indoors Inside bedrooms Outside bedrooms [1] Critical Health Effects Serious annoyance, daytime and evening Moderate annoyance, daytime and evening Speech intelligibility and moderate annoyance, daytime and evening LAeq (db) Time Base (hours) LAmax,fast (db) Not applicable Not applicable Not applicable Sleep disturbance, night-time Sleep disturbance, window open (outdoor values) Notes: [1] These values relate to free field external noise levels Calculation of Road Traffic Noise, The guidance provided within the Department for Transport s Calculation of Road Traffic Noise (CRTN) 16 provides a method for the calculation of road traffic noise levels, taking into account factors such as distance between the road and receptor, road configuration, ground cover, screening, angle of view, reflection from façades and traffic flow, speed and composition. The noise parameter calculated is the LA10-18 hour and is based on the 18 hour Annual Average Weekday Traffic (18hr-AAWT). Design Manual for Roads and Bridges The Highways Agency s (now Highways England) Design Manual for Roads and Bridges (DMRB) 17 provides guidance on the assessment of the impacts that road projects may have on levels of noise and vibration. The latest revision provides updated advice on calculating night-time noise levels, determining the extent of the study area and selecting appropriate traffic speed data. DMRB states that where appropriate the standard may be applied to existing roads. Environmental Statement: Chapter 8 - Noise and Vibration Page 5 of 33

118 8.30. In combination with the CRTN, the DMRB assessment methodology is commonly applied when determining short-term and long-term potential effects resultant from changes in road traffic noise. Scope and Consultation This chapter considers the potential effects of the Development upon existing off site, and future on-site residential receptors. This includes the effect of noise and vibration generated during the demolition and construction phases as well as that for the completed and operational phases. Potential noise and vibration effects during demolition and construction and those following completion of the Development to be addressed in the ES will include: Temporary noise and vibration effects on existing SRs within and surrounding the Site as a result of demolition and construction activities, including that associated with construction traffic movements; Changes in road traffic noise levels at existing SRs as a result of the Development once completed and operational; and Noise generated from the operation of proposed business / industrial and other commercial uses (including plant) upon existing and future SRs within and surrounding the Site Although not a potential effect of the Development, consideration will also be given to the suitability of the Site for residential development having regard to potential sources of noise and vibration to future residential receptors Tessa Hares of The Environmental Control & Protection Team at Wiltshire Council was consulted in April 2015 regarding the noise and vibration issues which need to be considered in respect of the Development, the appropriate standards to apply and the scope of the baseline monitoring exercise. This consultation response is provided in Appendix Wiltshire Council requested that all items of fixed plant associated with the Development would achieve a rating noise level of 5dB LAr,Tr below the prevailing background noise level (LA90, T) at the nearest noise sensitive residential premises when measured according to BS 4142:2014. It was also requested that internal ambient noise levels should generally meet the requirements of BS 8233:2014, and that the Development design should ensure that:..proposed or existing receptors are protected to the highest level attainable through good siting of plant, plant selection, screening etc In its Scoping Opinion dated 3 February 2016, Wiltshire Council confirmed that the proposed scope of the noise and vibration assessment, as set out in the EIA Scoping Report dated December 2015, is acceptable, and noted that it was encouraging that the potential impacts from existing business on proposed residential units is to be taken into account. Reference was also made to the Council s advisory notes to developers on noise and amenity which re-iterate the requirement for a Noise Impact Assessment (NIA) to be undertaken to support the planning application and reference a series of relevant guidance notes and guidelines, outlined in the preceding section. This chapter and its associated appendices comprises the NIA. Environmental Statement: Chapter 8 - Noise and Vibration Page 6 of 33

119 Assessment Methodology and Significance Criteria Assessment Methodology The assessment of likely significant noise and vibration effects arising from the Development has involved the following: Identifying potential existing and future SRs within the Site and the surrounding area of the Site; Establishing the baseline noise and vibration levels currently existing at the Site and at existing SRs surrounding the Site using appropriate surveys; Assessing the suitability of the Site for the proposed residential use in terms of the prevailing and future baseline noise and vibration conditions; Assessing likely noise and vibration effects during the demolition and construction works associated with the Development; Establishing design aims for plant and building services associated with the Development; Assessing likely noise and vibration effects from the completed and operational Development (with reference to current guidance as detailed earlier in this chapter); Formulating proposals for mitigation (where appropriate); and Assessing the likely significance of any residual noise and vibration effects including whether the effect is short-term or long-term. In terms of demolition and construction, short-term is likely to be the length of the demolition and construction phase, and in terms of the completed operational development, short-term is any non-permanent effect. A long-term effect is considered to be continuous (permanent). Baseline Noise Monitoring Long-term unattended noise monitoring was carried out at 1.3m above ground level over a 117- hour period from 23 April to 28 April Four key locations were chosen in order to establish and quantify the existing noise climate at and within the vicinity of the Site. The monitoring locations are described in Table 8.4 and illustrated in Figure This long term survey was supplemented by attended short-term noise monitoring at 1.2m above ground level during the same time period to allow the difference in noise level with distance to be determined by comparison with the data obtained at the Site boundary. Short term monitoring locations are illustrated in Figure 8.1. Full details of the base noise survey are presented in Appendix 8.2. Table 8.4: Noise Monitoring Locations Monitoring Location (Figure 8.1) Description Observations and Predominant Noise Sources LT1 Free-field measurement to the east of the Site overlooking the adjacent mainline railway. Microphone located 1.3m above the ground. Noise climate dominated by occasional HGVs loading and unloading at the adjacent businesses and by intermittent train passbys. Contributory noise from natural wildlife (bird song), rustling of leaves, human activities and distant industrial noise also influences the noise climate to some extent. Environmental Statement: Chapter 8 - Noise and Vibration Page 7 of 33

120 Monitoring Location (Figure 8.1) Description Observations and Predominant Noise Sources LT2 LT3 LT4* ST1 ST2 ST3 Free-field measurement on the southwest Site boundary overlooking the main car park and the bike storage area. Microphone located 1.3m above the ground. Free-field measurement at the west boundary of the Site overlooking the main entrance. Microphone located 1.3m above the ground. Free-field measurement outside of the northern boundary of the Site overlooking the residential properties on Saxby Road. Microphone located 1.3m above the ground. Daytime free-field measurement at 1.5m above ground level at the rear of properties along Tugela Road Daytime free-field measurement at 1.5m above ground level adjacent to the Galileo Drive car park Daytime free-field measurement at 1.5m above ground level at the northeast of the Site Noise climate dominated by the adjacent road which links the industrial premises on the Site. Contributory noise from cyclists parking / collecting bikes and distant industrial noise also influences the noise climate to some extent. Noise climate dominated by traffic on the B4060 and vehicles entering / leaving the Site. Contributory noise from natural wildlife (bird song), rustling of leaves, human activities and distant industrial noise also influences the noise climate to some extent. Noise climate dominated by traffic on the B4060 and HGVs loading and unloading at the adjacent industrial unit. Contributory noise from natural wildlife (bird song), rustling of leaves, human activities and distant industrial noise influence the noise climate to some extent. Noise climate dominated by traffic on the B4060 and vehicles entering / leaving the Site. Contributory noise from natural wildlife (bird song), rustling of leaves, human activities and distant industrial noise also influences the noise climate to some extent. Noise climate dominated by the adjacent car park and industrial premises on the Site. Contributory noise from motorists on the car park and distant industrial noise also influences the noise climate to some extent. Noise climate dominated by rail traffic from the railway to the south-east. Contributory noise from natural wildlife and distant industrial noise also contributed. Notes: LT (long-term) ST (short-term) *LT4 was proposed to be within the Site boundary when the monitoring was undertaken, but following the exclusion of te north-west land parcel from the outline planning application now falls outside it. Baseline Vibration Monitoring On 23 April 2015 short-term attended vibration measurements were taken at locations across the Site (as shown on Figure 8.1) to determine the magnitude of existing vibration from train passes on the railway lines to the south of the Site for a representative sample of train events Table 8.5 describes each measurement location and the predominant source of vibration. Vibration monitoring positions are illustrated on Figure 8.1. Environmental Statement: Chapter 8 - Noise and Vibration Page 8 of 33

121 Table 8.5: Existing Description of Vibration Monitoring Location (Figure 8.1) Description Predominant Vibration Sources V1 1 At the south-western boundary of the Site Great Western Railway line V2 At the centre of the Site to the south-east parallel to the Site boundary V3 Approximately 15m south from monitoring location V2, towards the railway line. V4 At the south-eastern Site boundary. Approximately 10m south from monitoring location V3. Notes: 1 Vibration measurement conducted to represent the Great Western Mainline Railway Full details of the baseline vibration monitoring is presented in Appendix 8.2. Method of Assessment of Demolition and Construction Effects Demolition and Construction Noise The demolition and construction activities which are considered to be the most likely to give rise to significant noise effects include: Ground investigation and enabling works; Demolition activities; Piling, excavation and sub-structure works; Construction of the substructure; Fit out; and Landscaping, highways and external works Indicative demolition and construction noise levels were calculated on the basis of the outline construction information provided within Chapter 5: Development Construction. Calculations were carried out in accordance with the methodology prescribed within BS :2009+A1:2014 for each of the substantial stages of construction, accounting for the typical type of plant and activities expected within the identified substantial stages of work Full details of the predictions and assumptions of the assessment of likely noise effects associated with demolition, refurbishment and construction are contained within Appendix 8.3. It should be noted that at this stage in the design process specific detail on the plant and machinery to be used within the demolition and construction works is not known. As such, demolition and construction noise levels are based on the indicative plant detailed within Chapter 5: Development Construction and noise source data within BS : 2014, which are considered to represent a worst-case assessment with regard to plant selection and proximity to SRs. In this respect, a medium to high degree of confidence is assigned to the predicted significance of the demolition, refurbishment and construction noise effects. Demolition and Construction Vibration There are two aspects of vibration which need consideration: Effects on people or equipment within buildings; and Effects on buildings (or other structures) themselves. Environmental Statement: Chapter 8 - Noise and Vibration Page 9 of 33

122 8.46. There are currently no British Standards that provide a methodology for predicting levels of vibration from construction activities other than BS : Part 2: Vibration, which relates to percussive or vibratory rolling and piling only. At this stage, specific details on construction activities relating to the Development that may give rise to vibration are not known. In this respect a qualitative assessment has been conducted based on distances at which vibration perceptibility, annoyance and cosmetic damage to buildings may occur. The assessment is considered to be representative of worst-case as it is based on the closest potential distance from works to SRs. Method of Assessment of Completed Development Effects Residential Amenity - Noise Following the introduction of the NPPF, which superseded Planning Policy Guidance Note 24: Planning and Noise, there is no specific guidance within England for the assessment of the suitability of a site for noise sensitive development. As such, in order to assess the suitability of the Site for residential development, guidance has been sought from BS 8233 and the WHO Guidelines. Monitored baseline noise levels have been used to generate contour plots across the Site using the software package Cadna-A The noise model has been used to predict noise levels across the Site, calibrated using results from the noise survey. It should be noted that the baseline scenario considered is representative of the stage following completion of the demolition process, but prior to the construction of any Development buildings (refer to Figure 4.1 (Building Removal and Retention Parameter Plan)). Removal of buildings currently located at the Site potentially affects the propagation of noise across the Site. Residential areas have been informed from drawings supplied by the client s architect, specifically Figure 4.2 (Land Use Parameter Plan). Assessment of residential amenity has been made using comparison of the measured and predicted noise levels with the noise criteria detailed within BS 8233 and the WHO s Guidelines For Community Noise. Residential Amenity Vibration The vibration measurements of train events has been used to determine potential day and nighttime vibration dose values (VDV) that the most susceptible areas may be exposed to. Comparison of the predicted VDV values have been compared to those detailed within BS to determine the probability of adverse comment. Fixed Plant and Building Services Noise The guidance provided in BS 4142: 2014 and the requirements of Wiltshire Council have been used to determine noise limits for items of fixed plant introduced as part of the Development. Details on this guidance are provided earlier in this chapter. Non-Residential Uses and Servicing Noise The Development would introduce a number of new noise sources in addition to the residential elements, including foodstore, hotel / café, and business / industrial / warehousing use. Specific details with regards to the end users of the non-residential elements of the Development are not known at this stage and would be dependent on the future tenants. As such, a worst-case qualitative assessment of noise arising from non-residential uses, including their servicing, has been undertaken. Environmental Statement: Chapter 8 - Noise and Vibration Page 10 of 33

123 Road Traffic Noise Existing SRs are currently exposed to a certain level of road traffic noise. In assessment terms, it is therefore the difference in noise level as a result of the Development that is important. The methodology outlined in CRTN has been used to determine the change in noise level as a result of the Development Basic Noise Levels (BNLs) have been calculated for the road links covered by the Transport Assessment (TA) (refer to Appendix 8.4 for traffic data) using the adjusted vehicular flows reported within the section on AADT and AAWT traffic flows in Chapter 7: Traffic and Transport. The flows have been adjusted to enable the noise and air quality assessments to be undertaken against the surveyed traffic baseline rather than the extant traffic flows used for assessment purposes within the TA. The calculations use the 18-hour Average Annual Weekday Traffic (AAWT) flow, % HGV composition and average vehicle speed for each road link. The BNLs were calculated using the calculation methodology provided in the CRTN. The likely effects of changes in road traffic noise were assessed by consideration of the estimated changes in LA10,(18 hour) road traffic noise level on the local highway network as a result of the operation of the Development. Limitations and Assumptions This assessment is based upon noise and vibration monitoring conducted at Site, and from calculations based on the measured levels. The measured noise and vibration levels will inherently reflect the conditions currently extant at the Site. Given that a number of large buildings within the Site are planned for demolition, it is likely that noise levels across the Site will alter as the demolished buildings will no longer act as noise barriers to the surrounding road transport and industrial noise sources. The assessment is based on the proposed demolition plan illustrated in Figure 4.1 (Building Removal and Retention Parameter Plan) As discussed earlier, where precise data for fixed plant and non-residential uses is unavailable, noise limits have been determined based on the prevailing background noise levels at SRs. Significance Criteria Demolition and Construction Noise The predicted construction noise levels derived from the calculations undertaken in accordance with the methodology prescribed within BS :2009+A1:2014 for each of the substantial stages of construction were compared to the Threshold Value (as defined within BS 5228), which is derived from the prevailing noise levels as determined by the baseline noise monitoring. At all SRs considered, the daytime Threshold Value was 65dB LAeq,T The criteria in Table 8.6 were adopted to provide transparency in the definition of the significance of identified effects. Full details of the predictions of the construction noise assessment are contained within Appendix 8.3. Environmental Statement: Chapter 8 - Noise and Vibration Page 11 of 33

124 Table 8.6: Demolition and Construction Noise Significance Criteria Significance of Effect Level above Threshold Value db(a) Definition Negligible 0 The effect is not of concern. Minor adverse 0.1 to 4.9 The effect is undesirable but of limited concern. Moderate adverse Major adverse 5.0 to Demolition and Construction Vibration The effect gives rise to some concern but is likely to be tolerable depending on scale and duration. The effect gives rise to serious concern and it should be considered unacceptable People are sensitive to low levels of vibration which can result in disturbance, annoyance or interference with work activities. The significance of vibration effects on people derived from BS : Part 1 is presented as Table 8.7. Table 8.7: Significance of Vibration Effects on People Significance of Vibration Effect Peak Particle Velocity (PPV) mm/s Description of Effect Negligible 0.14 The effect is not of concern Minor adverse <1 The effect is undesirable but of limited concern Moderate adverse 3 The effect gives rise to some concern but is likely to be tolerable depending on scale and duration Major adverse >3 The effect gives rise to serious concern and it should be considered unacceptable The distance at which various construction operations are likely to give rise to a just perceptible level of vibration to human receptors is presented in Table 8.8. These have been obtained from historical field measurements undertaken by Waterman IE and information contained within BS :2009. Table 8.8: Distance of Perceptible Vibration from Construction Operations Construction Activity Heavy Vehicles 5-10 Excavation CFA Piling [1] Rotary Bored Piling [1] Vibratory Piling [1] Note: [1] Distances for perceptibility are dependent on ground conditions and may be greater than indicated. Distance from Activity when Vibration May be Just Perceptible (m) It is generally accepted that, for the majority of people, vibration levels of 0.14 mm/s peak particle velocity (PPV) are just perceptible, with complaints likely at 1 mm/s (PPV). Below 12.5 mm/s (PPV) the probability of cosmetic damage tends towards zero. Having regard to potential piling methods that may be employed for this Development, Table 8.9 presents the peak particle velocities at various distances from Continuous Flight Auger (CFA) piling. Environmental Statement: Chapter 8 - Noise and Vibration Page 12 of 33

125 Table 8.9: BS : Distance of Perceptible Vibration from CFA Operations Distance Residential Amenity Peak Particle Velocity (PPV) mm/s Given that the suitability of the Site for residential uses is not a direct environmental effect of the Development itself, it is not appropriate to attach significance criteria to it. Rather, the suitability of the Site for residential use was assessed in line with relevant and credited guidance on noise, notably, BS 8233: 2014 and WHO Guidelines (a widely accepted approach) as indicated above, and for vibration BS :2008. Fixed Plant and Building Services Noise The significance criteria presented in Table 8.10 have been adopted in order to establish the significance of noise effects arising from the operation of building services plant, having regard to the guidance provided in BS 4142: 2014 and the requirements of Wiltshire Council. Table 8.10: Fixed Plant and Building Services Significance Criteria Significance Negligible < -5 Minor adverse > -5 to 0 Moderate adverse Major adverse >5 Difference between Plant Rating and Background Levels (db(a)) >0 to 5 Non-Residential Uses and Servicing Noise In the absence of published guidelines for assessing the effects of noise break-out from the proposed commercial uses of the Development, together with external activity and servicing noise upon SRs, the significance criteria in Table 8.11 have been used, which are based on the predicted change in the prevailing noise level. The criteria are widely used by acoustic practitioners and are based on human perception and response to changes in environmental noise levels. Table 8.11: Significance Criteria for Non-Residential and Servicing Noise Assessment Significance Change in Prevailing Noise Level db(a) Definition Negligible < 3.0 The effect is not of concern Minor adverse 3.0 to 4.9 The effect is undesirable but of limited concern Moderate adverse Major adverse 5.0 to The effect gives rise to some concern but is likely to be tolerable depending on scale and duration The effect gives rise to serious concern and it should be considered unacceptable Environmental Statement: Chapter 8 - Noise and Vibration Page 13 of 33

126 Road Traffic Noise DMRB provides significance criteria for changes in road traffic noise levels which are reproduced in Table 8.12 and have been used in this assessment. Table 8.12: Significance Criteria for Road Traffic Noise Assessment Significance Change or Difference in Noise Level, db(a) Negligible 0 to 0.9 Minor adverse 1.0 to 2.9 Moderate adverse 3.0 to 4.9 Major adverse 5 Baseline Conditions Existing Baseline Noise Sensitive Receptors The area surrounding the Site is predominantly urban in nature being a combination of residential and business / industrial use. Existing SRs, which were agreed in advance of conducting the noise and vibration surveys with Wiltshire Council, have been identified (refer to Table 8.13 and Figure 8.1) based upon the locations which have the potential to experience significant noise and vibration effects due to the demolition and construction works and / or the operation of the completed Development. Table 8.13: Existing Sensitive Receptors - Update SR Number Type of Receptor Address / Name Approximate Distance from Site Boundary SR A Residential Westinghouse Way 20m SR B Residential Clift Avenue 10m SR C Residential Hawthorn Road 10m SR D Residential Tugela Road 2m SR E Commercial Siemens building, Langley Park 10m (from nearest development plot, within Site boundary) It should be noted that SR E is a retained employment use and has been used as being representative of the other retained employment uses. SR E is located 10 metres from the nearest development plot Site boundary and is therefore a worst-case scenario of potential effects on this receptor type. Baseline Environmental Noise Monitored noise levels were dominated by road traffic noise associated with the B4060 located immediately to the west of the Site, train passes from the Great Western mainline railway to the south-east and on-site activities within the Langley Park Site. However, it should be noted that monitoring Locations LT1 to LT4 were selected so as to allow consideration of noise from all sound sources, and as such the summary long term noise levels presented in Table 8.14 encompass any Environmental Statement: Chapter 8 - Noise and Vibration Page 14 of 33

127 noise that may have been generated by adjacent commercial / residential uses as well as transportation sources affecting the Site. Table 8.14: Summary of Unattended (Long Term) Baseline Noise Measurements (free-field) Monitoring Location (Figure 8.1) Notes: LT1 LT2 LT3 LT4 Period Duration LAeq,T db LA10,T db LA90,T db LAFmax,5min db Ave 1 Ave 2 Ave 2 90th Percentile 3 Day 12hr Evening 4hr Night 8hr Day 12hr Evening 4hr Night 8hr Day 12hr Evening 4hr Night 8hr Day 12hr Evening 4hr Night 8hr Note 1: Logarithmic average over the day/evening/night survey periods. Note 2: Arithmetic average over the day/evening/night survey periods. Note 3: The 90 th percentile L AFmax value (equivalent to the 10 th highest measured L AFmax level) has been used in the assessment and is considered representative of typical L AFmax levels experienced. All figures rounded to nearest whole decibel Table 8.15 presents a summary of the attended short term noise measurements. Measurements were undertaken at 1.5m above ground level at the locations indicated on Figure 8.1. Table 8.15: Summary of Attended (Short Term) Baseline Noise Measurements (free-field) Monitoring Location (Figure 8.1) Period Duration LAeq,T db LA10,T db LA90,T db LAFmax,5min db Ave 1 Ave 2 Ave 2 90 th Percentile ST1 Day 20mins ST2 Day 20mins ST3 Day 20mins Notes: Note 1: Logarithmic average over the daytime survey periods. Note 2: Arithmetic average over the daytime survey periods. All figures rounded to nearest whole decibel The highest noise levels were measured to the south of the Site at monitoring location LT1 (at ground floor level measurement overlooking the adjacent mainline railway). This was dominated by occasional HGVs loading and unloading from adjacent businesses and by intermittent train passbys. Average ambient noise levels of 62 db LAeq,12hr during the daytime, 60 db LAeq,4hr during the evening and 59 db LAeq,8hr at night were recorded. Measured noise levels at monitoring locations LT2 LT4 were predominantly 55dB LAeq,T during the day, and 49 db LAeq,T during the night. Environmental Statement: Chapter 8 - Noise and Vibration Page 15 of 33

128 Baseline Vibration The typical vibration dose values attributable to train movements obtained from the monitoring undertaken are presented in Table These were determined from measured levels of typical individual events and the number of movements within the respective periods. Table 8.16: Maximum VDV and Range of Low Probability of Adverse Comment (Residential) Measurement Position Period Estimated Number of Train Passes Maximum Vertical VDV (m/s1.75) BS 6472 Low Probability of Adverse Comment Range V1 V2 V3 V4 Daytime 16hr Night-time Daytime 16hr Night-time Daytime 16hr Night-time Daytime 16hr Night-time Notes: 1 For offices and workshops, respective multiplying factors of 2 and 4 should be applied to the above vibration dose value ranges for a 16 hour day. 2 BS :2008 states that adverse comment is not expected for VDVs below the ranges in Table C As shown in Table 8.16, vibration at all locations will be significantly below the low probability of adverse comment range as defined by BS Further to this, tactile vibration was not perceived during any of the train events as is expected with such low magnitudes of measured vibration. Predicted Future Changes in the Baseline A small number of buildings and structures are scheduled for advance demolition as described in Chapter 1: Introduction and Chapter 3: The Site and Its Surroundings and shown on Figure 1.3. The advance demolition of these buildings will not have any bearing on the conclusions of this assessment, which has been undertaken on the basis of those buildings having already been demolished as set out on Figure 4.1 (Building Removal and Retention Parameter Plan). This is the baseline scenario which has been assessed and noise contours produced to inform the assessment of residential amenity In terms of wider changes to the baseline conditions outside of the Site, the traffic data supplied by the Applicant s transport consultants, IMA, takes into account vehicular flows arising from other committed schemes and allocated sites within the vicinity of the Site via the PARAMICs model supplied by Wiltshire Council. The assessment of completed Development traffic noise therefore takes account of changes to background flows as a result of the implementation of schemes within the wider area surrounding the Site. Environmental Statement: Chapter 8 - Noise and Vibration Page 16 of 33

129 Potential Effects Demolition and Construction Noise The calculated worst-case and unmitigated noise levels associated with the demolition and construction works are presented in Appendix 8.3. As the construction programme for the development is phased, there is the potential for areas to be built out and occupied whilst construction works are ongoing. For example, Phase 1 of the Development will result in the introduction of the hotel and a small number (22) of residential apartments which will comprise new SRs which could be affected by noise from construction activities in the later phases of the Development. The remainder of the residential development will also be undertaken in phases, while the commercial phase of the Development will be undertaken concurrently with all of the above. On this basis, an assessment of worst case and typical noise levels has been undertaken to determine the potential significance for future receptors (new noise SRs introduced within the Site, as outlined above) as well as existing Summary results and the associated significance of effects for the SRs relevant to this assessment are presented in Table In each case, the presented noise levels represent: i) a worst case scenario, with plant operating at the Site boundary or closest physical point to the receptor, and ii) the noise levels at a more typical distance at which works are likely to occur. In practice, noise levels would tend to be lower owing to greater separation distances and screening effects, and would tend to reduce over a 12-hour working day owing to periods of inactivity The highest noise levels tend to be associated with plant used for demolition activities, earthmoving and construction of the superstructures of the buildings. During the fit-out, construction noise would be significantly lower and therefore the significance of noise effects from fit-out works has not been considered. Table 8.17: Summary of Predicted Demolition / Construction Noise Levels and Significance SR (refer to Figure 8.1) A Worst Case A Typical Assessment Parameter Predicted Noise Level Significance Predicted Noise Level Significance Demolition, Site Clearance & Preparation Sub Structure Works Activity and Noise Level (db(a)) Superstructure Works External Works Site Access Works Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of moderate significance Short-term, local, adverse and of moderate significance Short-term, local, adverse and of minor significance Short-term, local, adverse and of minor significance Short-term, local, adverse and of minor significance Negligible Environmental Statement: Chapter 8 - Noise and Vibration Page 17 of 33

130 SR (refer to Figure 8.1) B Worst Case B Typical C Worst Case C Typical D Worst Case D Typical E Worst Case Assessment Parameter Predicted Noise Level Significance Predicted Noise Level Significance Predicted Noise Level Significance Predicted Noise Level Significance Predicted Noise Level Significance Predicted Noise Level Significance Predicted Noise Level Significance Demolition, Site Clearance & Preparation Sub Structure Works Activity and Noise Level (db(a)) Superstructure Works External Works Site Access Works Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of moderate significance Negligible Short-term, local, adverse and of minor significance Negligible Negligible Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of minor significance Short-term, local, adverse and of minor significance Short-term, local, adverse and of minor significance Negligible Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of moderate significance Negligible Negligible Negligible Negligible Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of moderate significance Environmental Statement: Chapter 8 - Noise and Vibration Page 18 of 33

131 SR (refer to Figure 8.1) E Typical Future SRs Worst Case Future SRs Typical Case Assessment Parameter Predicted Noise Level Significance Predicted Noise Level Significance Predicted Noise Level Significance Demolition, Site Clearance & Preparation Sub Structure Works Activity and Noise Level (db(a)) Superstructure Works External Works Site Access Works Short-term, local, adverse and of moderate significance Short-term, local, adverse and of minor significance Short-term, local, adverse and of minor significance Short-term, local, adverse and of minor significance Negligible Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of minor significance Short-term, local, adverse and of minor significance Short-term, local, adverse and of minor significance Negligible Under worst-case scenario, when works are being undertaken at the Site boundary or at the closest distance to the SR with no mitigation, short-term, temporary, local, moderate to major adverse effects are predicted. Under typical conditions, where works are being undertaken at a central location within the Development zone, negligible to short-term, temporary, local major adverse effects are predicted in the absence of mitigation. On this basis, mitigation would be required to reduce noise levels from the demolition and construction phase of the Development. Vibration Existing SRs As noted earlier in this chapter, the layout and design of the Development has not yet been finalised due to the outline nature of the planning application. However, the parameter plans produced to inform the EIA indicate that buildings of up to 5 storeys may be constructed, which may necessitate the use of piling. As this cannot yet be confirmed, as a worst case assessment, consideration is given to the potential effects associated with piling below Although the method of piling, should it be used, is yet to be determined, rotary bored / CFA piling is typically adopted and it is on this representative basis that an assessment has been made. Should there be a justified requirement to adopt a less benign method, such as vibratory piling, then further assessment would need to be undertaken when specific details are known. With regards to the human perception of vibration levels, referring to Table 8.8, it can be seen that the PPV level arising from CFA / rotary bored piling at 20m from the works is typically 0.3mm/s increasing to 0.38 mm/s at 10 metres (although this is subject to ground conditions). As such, at all identified receptors, perceptible vibration may occur during piling activities leading to temporary, short-term, local effects of minor adverse significance in the absence of mitigation, with the exception of SR Environmental Statement: Chapter 8 - Noise and Vibration Page 19 of 33

132 D. SR D is located approximately 2 metres from the Site boundary; should CFA or rotary bored piling be undertaken at such close proximity there is the potential for short-term, temporary, local effects of major adverse significance to occur in the absence of mitigation. The likelihood of this occurring will be dependent on the distance of any piling works from SR D, noting also that this receptor lies close to an area proposed for the lowest (2 to 2.5) storey height development (the discount foodstore) For all other construction operations, it is considered that there is the potential for perceptible vibration, when works are being undertaken at the shortest distance, of short-term, temporary, local effects of minor adverse significance in the absence of mitigation, reducing to negligible when works are conducted at typical distances With regard to potential damage to buildings, levels of vibration generated by the demolition and construction works are anticipated to be lower than 10mm/s at all identified SRs at distances of 10m or more. BS indicates cosmetic damage is unlikely at PPV levels of less than 12.5 mm/s. At all receptors, excluding SR D, the risk of cosmetic damage would be negligible. At SR D, which is approximately 2 metres from the Site boundary, there is the potential for vibration levels to exceed 12.5mm/s, based on historic information within BS and with the potential to result in shortterm, temporary, local, adverse effects of major significance in the absence of mitigation. This assumes that piling works are undertaken at the Site boundary adjacent to SR D and thus comprises a worst case assessment. Further consideration is given within the Mitigation section. Future SRs Construction of the Development will be undertaken in phases over a number of years. As such, parts of the Development may be occupied whilst adjacent areas are under construction. These include the hotel and early phases of the residential development. Accordingly there is the potential for some short term, localised adverse vibration effects to arise when works are undertaken within 20m of new SRs. As the final design and layout for the Development has not yet been finalised, it is not possible to determine quantitatively the significance of any such effects at outline application stage. Qualitatively, it is anticipated that potential effects from vibration would range from negligible to short-term, temporary, local and of minor adverse significance where works are undertaken at 10 metres of the future SR. Construction Traffic The transport consultants, IMA, estimate that the construction stage could generate, on an average day at peak of construction, up to 10 HGV off-peak two way trips (materials) and up to 30 peak twoway car movements (employees). It is understood that all construction traffic (including HGVs) would approach and leave the Site via the Primary Road Network (PRN) This additional forecast flow is anticipated to have negligible effects on PRNs and therefore SRs due to the existing traffic flows and %HGV on these routes. Langley Road currently has approximately 4000 AAWT-18h vehicles of which approximately 9% (355 HGV) are HGVs. Completed Development Residential Amenity In order to assess the potential amenity for future residents of the Development, indicative external ambient noise levels were calculated using predictive noise modelling software (Cadna-A) for the unoccupied Site, but with retained buildings as illustrated on Figure 4.1 (Building Removal and Retention Parameter Plan). Environmental Statement: Chapter 8 - Noise and Vibration Page 20 of 33

133 8.87. Figure 8.2 and Figure 8.3 present the day and night time noise contours for the unoccupied Site in areas indicated for residential uses. Daytime noise levels are calculated at 1.5m above ground, and night-time noise levels at 4m above ground level, which is a typical height for a first floor bedroom The predicted noise levels have been assessed against the guidance provided in BS 8233, the WHO Guidelines and the requirements of Wiltshire Council. A maximum noise level of 45dB LAmax has been applied to protect against sleep disturbance as defined within the WHO Guidelines for Community Noise. The results of the contour plots have been used to inform the necessary mitigation strategy to provide suitable residential amenity. External Noise Levels Figure 8.2 of the daytime noise contour plots which emanate predominately from the surrounding transportation noise sources, indicates that the majority of the Site is predicted to be exposed to noise levels 50dB LAeq,16h which in accordance with WHO guidelines for outdoor living (amenity) areas, protects the majority of people from moderate annoyance During the daytime, the majority of the Site is exposed to noise levels of 55dB LAeq, 16hr, which is the upper limit specified by the WHO for protecting the majority of people from serious annoyance. The dominant noise source affecting the Site is from the railway line adjacent to the southern Site boundary. Noise from the surrounding road network is predominantly screened by the intervening residential and commercial buildings. These areas exposed to noise levels of 55dB LAeq, 16hr, illustrated in green in Figure 8.2, are suitable for external residential amenity (e.g. gardens, balconies) without specific mitigation against transportation noise sources. Areas within the vicinity of existing commercial operations are also predicted to be exposed to noise levels 55dB LAeq, 16hr, as illustrated at noise monitoring locations ST2 and ST3, and are therefore suitable for external residential amenity, although a more detailed assessment of this would be required at reserved matters stage Directly adjacent to the southern rail boundary a strip of land approximately 10 metres depth is predicted to be exposed to noise levels ranging from 60 to 63dB LAeq,16h. From 10 to 30 metres from the southern rail boundary noise levels are predicted to range from >55 to 60dB LAeq,16h. Figure 4.6 (Open Space Parameter Plan) illustrates that part of this area is designated for use as public open space. Provision of mitigation on the southern Site boundary would reduce levels within this area. The requirement for mitigation would need to be determined at reserved matters stage as a public open space is considered less sensitive to noise than a residential garden. Should residential external amenity areas be located within 30 metres of the southern Site boundary, it is recommended that mitigation is implemented to reduce noise levels within these external amenity areas. At distances beyond 30 metres from the southern Site boundary, noise levels are 55dB LAeq, 16hr, therefore mitigation is not considered necessary All other designated public open space areas illustrated on Figure 4.6 (Open Space Parameter Plan) are predicted to be exposed to daytime noise levels below 55dB LAeq,16h and are therefore suitable for use and do not require any specific mitigation A strip of land approximately 8 metres in depth adjacent to Langley Park Road is predicted to be exposed to daytime noise levels ranging from 65 to 68dB LAeq,16h. From 8 to 22 metres the predicted noise levels range from 60 to 65dB LAeq,16h and from 22 to approximately 45 metres the predicted noise levels range from 55 to 60dB LAeq,16h. Should external amenity spaces be located within these areas that provision of mitigation would act to reduce levels so that they are suitable for external amenity. Environmental Statement: Chapter 8 - Noise and Vibration Page 21 of 33

134 8.94. In summary, mitigation is not considered necessary for areas where noise levels are 50dB LAeq,16hr, as in accordance with WHO and BS8233 guidance, they are suitable for external amenity. Where noise levels are between db LAeq,16hr mitigation is recommended to reduce noise levels as far as practicable, however these areas would still be considered suitable for use in the absence of mitigation according to the WHO guidelines. This is applicable for the majority of the Site due to screening afforded by the surrounding houses and distance from transportation sources. Where noise levels exceed 55 db LAeq,16hr mitigation is recommended to reduce noise levels as far as practically possible. This would include those areas closest to the railway line and to Langley Road. Potential mitigation measures are discussed later in the chapter. Internal Noise Levels It is generally accepted that where daytime façade noise levels are 50dB LAeq,16h the internal ambient noise level (IANL) with windows open (based on 50% glazing) would be 35dB LAeq,16h thereby satisfying the criteria of BS8233:2014 and WHO. Similarly, night-time façade noise levels of 45dB LAeq,8h and 60dB LAmax would result in IANLs of 30dB LAeq,8h and 45dB LAmax with windows open (based on 50% glazing), again satisfying the criteria of BS8233 and WHO. During the daytime period Figure 8.2 illustrates that no specific mitigation is required to provide suitable IANLs for the majority of the Site. During the night-time period, Figure 8.3 illustrates that there is only a small central area, illustrated as dark green, within the Site where specific mitigation is not required. It should be noted however that the noise contour plots are for an unoccupied site, with the exception of the retained buildings, therefore when the Site is built out the noise contours would change due to screening afforded by the intervening houses. This would significantly change the area at night-time where specific mitigation is not required The area directly adjacent to the southern Site (rail) boundary is designated as public open space thereby providing a buffer zone. However, the daytime noise levels immediately beyond the buffer zone would result in façade noise levels above 50dB LAeq,16h, therefore mitigation would be required to provide suitable IANLs for future residents. Figure 8.2 illustrates that based on an unoccupied Site, apart from the retained buildings, mitigation is likely to be required at set-back distances of more than 85 metres from the southern (rail) boundary. During the night-time period however, as illustrated in Figure 8.3, mitigation is likely to be required at set-back distances from the southern (rail) boundary of more than 195 metres. As already indicated, this is based on an unoccupied Site and will change once the Site is built out Figure 8.2 illustrates that, based on an unoccupied Site, mitigation is likely to be required at setback distances of more than 90 metres from Langley Park Road. This increases to over 165 metres during the night-time period. Again as already indicated, this is based on an unoccupied Site and will change once the Site is built out. The localised effect of commercial operations with regard to internal noise levels would however need further detailed assessment at reserved matters stage to ensure provision of suitable residential amenity. Vibration With regards to the significance of vibration effects outlined in Table 8.6, and the results of the baseline vibration survey presented as Table 8.15, it can be seen that measured vibration levels at the Site boundary are well below the threshold of perceptibility, and as such would represent a negligible adverse effect on future residential amenity. On this basis, it is not considered necessary to provide mitigation against the prevailing levels of vibration. Environmental Statement: Chapter 8 - Noise and Vibration Page 22 of 33

135 Hotel Amenity The location of the hotel use is proposed within the south-western area of the Site and would therefore be exposed to noise from the adjacent railway line. Based on the current prevailing noise climate and the setback of the hotel from the boundary, it is likely that the hotel façade facing the rail boundary will exceed the IANL criteria with windows open and therefore mitigation would be required. Future noise levels on this façade would also be higher due to the contribution of road traffic noise from the upgraded Foundry Lane located between the hotel and rail boundary There is the potential for noise levels at the rear façade of the hotel to be low enough to allow IANLs to be satisfied with windows open. This however would need to be confirmed at detailed design stage when the exact position of the hotel is established and will need to take account of the potential contribution from the planned adjacent foodstore. Fixed Plant and Building Services Noise At this stage in the design process the exact location, make and model of plant associated with the Development is unknown. Accordingly, it is not possible to undertake noise predictions to determine the significance of the likely effect from the operation of such plant. Consequently, a plant noise emission limit has been set in accordance with Wiltshire Council s requirement, assuming that all plant would operate continuously throughout the year. Plant noise limits have not been set for future receptors, given that the final location of properties has not yet been determined In view of the above, and based upon the guidance given in BS 4142:2014, noise limits applicable to new mechanical plant associated with the Development have been specified and summarised in Table Where plant rating noise levels would fall below 30 db LAr,Tr, a minimum limit of 30 db LAr,Tr has been applied. Table 8.18: Plant Noise Limits at Nearest Sensitive Receptors Location Period Representative LA90,T Plant Noise Emission Limit (LAr,Tr) 1+2 SR A SR B SR C SR D SR E Daytime Night-time Daytime Night-time Daytime Night-time Daytime Night-time Daytime Night-time Notes: 1 If there is determined to be tonal or intermittent content emitting from plant then one or more acoustic feature correction should be applied in accordance with BS Noise limits apply at a position 1m from the façade of the nearest noise sensitive properties and include the total contribution At this stage in the design, it is anticipated that plant specification would be sufficiently flexible to ensure that suitably quiet, non-tonal plant can be procured and / or mitigation options such as screening (e.g. acoustic louvres) could be installed as necessary to ensure that the plant noise criteria set out in Table 8.13 are met. However, in the absence of such mitigation, and taking a Environmental Statement: Chapter 8 - Noise and Vibration Page 23 of 33

136 worst-case precautionary approach, it is considered that the operation of the Development s plant could give rise to some long-term, local, adverse noise effects of minor to moderate significance upon surrounding SRs. Non-Residential Uses and Servicing Noise At this stage in the Development, although the general land parcel within which the foodstore is to be located is known, as is the overall total of car parking spaces, details of the precise location of the store and associated car parking areas have not been finalised. Similarly, details of the HGV servicing / deliveries area are not available. Therefore the potential effect of car parking, deliveries and servicing on nearby SRs cannot be quantified at this stage; as such a qualitative assessment has been undertaken, assuming as a worst case that the servicing area may abut adjacent residential receptors The potential for noise effects depends on the time of the delivery, number of deliveries and proximity to nearby SRs. The greatest potential effect is considered to occur when deliveries / servicing or car parking movements occur during the night time ( ) or early morning period ( ). Qualitatively, having regard to the proximity of SRs to the commercial area, the significance of the noise effects would be of short term, permanent, local, minor to moderate adverse significance with the absolute level of significance dependent on the number, duration and time of the activity It is assumed that potential noise breakout from the commercial elements would be controlled by the building fabric and therefore give rise to negligible effects. Road Traffic Noise The predicted change in road traffic noise as a result of the Development is presented in Table 8.19 and Table Table 8.19 presents the result of Phase 1 of the Development (2018) on existing SRs. This phase includes the foodstore and hotel together with 22 residential units. Table 8.20 presents an assessment of the completed and operational Development for the opening year of Full calculated results are provided within Appendix 8.4. Table 8.19 Phase 1 Predicted Change in Road Traffic - Basic Noise Level (BNL), db LA10,18hr Difference in db LA10,18hr BNL (Base + Development) - (Base) Road Link 2018 Without Development (Base) 2018 With Development Change Pew Hill Westinghouse Way Langley Road (N) Birch Grove Langley Road (S) Foundry Lane Old Road New Road Park Lane Malmesbury Road New Road (N) New Road (S) Environmental Statement: Chapter 8 - Noise and Vibration Page 24 of 33

137 Difference in db LA10,18hr BNL (Base + Development) - (Base) Road Link 2018 Without Development (Base) 2018 With Development Change Ivy Lane (One Way) Marshfield Rd (One Way) Having regard to the criteria set out in Table 8.12, the results presented in Table 8.19 indicate that road traffic noise as a result of the completed Phase 1 Development will give rise to negligible changes in road traffic noise levels on all road links excepting for receptors along Westinghouse Way. In this location, a noise change of 4.5 db represents a long term, permanent, adverse effect of moderate significance. Table 8.20 Predicted Change in Road Traffic - Basic Noise Level (BNL), db LA10,18hr Road Link Difference in db LA10,18hr BNL (Base + Development) - (Base) 2026 Without Development (Base) 2026 With Development Change Pew Hill Westinghouse Way Langley Road (N) Birch Grove Langley Road (S) Foundry Lane Old Road New Road Park Lane Malmesbury Road New Road (N) New Road (S) Ivy Lane (One Way) Marshfield Rd (One Way) The results presented in Table 8.20 indicate that road traffic noise as a result of the completed and operational Development will give rise to largely negligible changes in road traffic noise levels for the majority of receptors. At Westinghouse Way, a change in noise level of up to 5.1dB is predicted, which is representative of a permanent, local, adverse effect of major significance. On Langley Road (N), Birch Grove and Langley Road (S), the predicted changes in noise level are permanent, local, adverse and of minor adverse significance. Generally, where minor adverse effects of less than 3dB are identified, mitigation is not considered necessary Although adverse effects have been identified on Westinghouse Way, in terms of absolute noise levels, the noise climate at the receptors along Westinghouse Way is likely to be influenced by noise emissions from Langley Road (N), which in the 2026 base scenario is predicted to give rise to road traffic noise levels of 64dB LA10,18h compared with 55dB LA10,18h from Westinghouse Way. Taking account of absolute noise levels from this road link, the overall noise increase at receptors Environmental Statement: Chapter 8 - Noise and Vibration Page 25 of 33

138 on Westinghouse Way is likely to be less due to the prevailing noise climate being influenced by Langley Road (N). On this basis, the overall change in noise level at receptors on Westinghouse Way is most likely to reduce to below 3dB, and below 5dB at worst. The overall significance for receptors on Westinghouse Way is therefore considered to range from permanent, local, adverse and minor to moderate significance at worst. Mitigation and Likely Significant Residual Effects Demolition and Construction Works Noise As detailed in Chapter 5: Development Construction, it is proposed that a Construction Environmental Management Plan (CEMP) would be implemented during the demolition and construction period. An Outline CEMP is set out in Appendix 5.1 to the ES. The Outline CEMP has regard to appropriate legislation, guidance and measures to minimise demolition and construction noise, including: Application of the principle of Best Practicable Means (BPM) as defined in Section 72 of the Control of Pollution Act 1974, carrying out all work in such a manner as to reduce any disturbance from noise to a minimum; Identification and use of low noise techniques; for example, equipment that breaks concrete by munching or similar, rather than by percussion. Where construction plant which is known to generate significant levels of noise is proposed, then it is to be used sparingly and the construction activity is closely monitored to minimise noise levels; All plant brought on to the Site should comply with the relevant EC/UK noise limits applicable to that equipment or should be no noisier than would be expected based on the noise levels quoted in BS 5228: Plant should be properly maintained and operated in accordance with manufacturers recommendations; Where feasible, all stationary plant should be located so that the noise at all occupied SRis minimised and, if practicable, every item of static plant when in operation should be sound attenuated using methods based on the guidance and advice given in BS 5228 (e.g. local screening); Items of plant on the Site operating intermittently should be shut down in the intervening periods between use; Noise and vibration monitoring on-site, where necessary to control levels at existing SRs; Adoption of a noise monitoring regime and the establishment of noise and vibration targets and action levels in consultation with Wiltshire Council; Use of hoarding to the required height and density appropriate to the noise sensitivity of the Site; and Implementation of a Construction and Logistics Plan (CLP) to pre-plan and manage traffic associated with the works to minimise disturbance to SRs Accounting for the implementation of mitigation, as outlined above, Table 8.21 summarises the mitigated demolition and construction noise levels and the associated significance of likely effects for the SRs assessed. Environmental Statement: Chapter 8 - Noise and Vibration Page 26 of 33

139 Table 8-21: Summary of Predicted Residual Noise Levels and Level of Significance SR (Refer to Figure 9.1) Assessment Parameter Demolition, Site Clearance & Preparation Sub Structure Works Activity and Noise Level (db(a)) Superstructure Works External Works Site Access Works A Worst Case Predicted Noise Level Significance Short-term, local, adverse and of major significance Short-term, local, adverse and of minor significance Short-term, local, adverse and of moderate significance Short-term, local, adverse and of minor significance Negligible A Typical Predicted Noise Level Significance Negligible Negligible Negligible Negligible Negligible B Worst Case Predicted Noise Level Significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of moderate significance B Typical Predicted Noise Level Significance Negligible Negligible Negligible Negligible Negligible C Worst Case Predicted Noise Level Significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of moderate significance C Typical Predicted Noise Level Significance Negligible Negligible Negligible Negligible Negligible D Worst Case Predicted Noise Level Significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance D Typical Predicted Noise Level Significance Negligible Negligible Negligible Negligible Negligible Environmental Statement: Chapter 8 - Noise and Vibration Page 27 of 33

140 SR (Refer to Figure 9.1) Assessment Parameter Demolition, Site Clearance & Preparation Sub Structure Works Activity and Noise Level (db(a)) Superstructure Works External Works Site Access Works E Worst Case Predicted Noise Level Significance Short-term, local, adverse and of major significance Short-term, local, adverse and of minor significance Short-term, local, adverse and of minor significance Short-term, local, adverse and of minor significance Negligible E Typical Predicted Noise Level Significance Negligible Negligible Negligible Negligible Negligible Future SRs Worst Case Predicted Noise Level Significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of major significance Short-term, local, adverse and of moderate significance Future SRs Typical Case Predicted Noise Level Significance Negligible Negligible Negligible Negligible Negligible When works are being undertaken at typical distance, then the mitigated residual effect is negligible at all SRs. When works are being undertaken at the closest distance to the SRs (worstcase), although noise levels are reduced, mitigated residual effects are still predicted to be shortterm, temporary, local and of major adverse significance in the majority of cases due to the short distance between works if undertaken at the closest distance to the SR. This is based on an assumed 10dB reduction due to the implementation of mitigation measures via the CEMP. If 15dB of attenuation was achieved due to provision of localised screening, the selection of quiet plant, and a reduction in on-time, then residual effects would reduce to negligible to short-term, temporary, local and moderate adverse significance, except at SR B, C, and future SRs during demolition works and for SR D for all phases due to its 2 metre distance from the Site boundary and potential works. In order to reduce residual effects below major adverse, at least 20dB reduction would need to be achieved On this basis, when works are being undertaken at the closest point to SRs B, C and D, additional mitigation measures are likely to be required to reduce potential effects to acceptable levels. This will be a consideration within the CEMP. However, as noted above, this comprises a worst case scenario, assuming that works are being undertaken at the closest distance to the SR. Also, during demolition, Site clearance and preparation, the main effects occur during the demolition phase which gives rise to the highest predicted noise levels. This phase will be limited in its duration In summary, during the demolition and construction phases of the Development, adverse residual effects are predicted to range from negligible to major adverse based on 10dB attenuation when works occur at the Site boundary, or at the closest distance to the SR, with all plant operating simultaneously, a situation which in practice would only occur for a limited period of time (if ever). Environmental Statement: Chapter 8 - Noise and Vibration Page 28 of 33

141 Furthermore, the highest noise levels are predicted to occur during the demolition phase which is relatively short-term compared to the other phases of construction. By adopting all the mitigation measures described above and in Chapter 5: Development Construction, it is anticipated that all demolition and construction activities can be undertaken whilst minimising disturbance to those living and working nearby Demolition and construction traffic would be controlled via the implementation of the CEMP referred to in Chapter 5: Development Construction. Measures are likely to include: Details of links to the strategic road network outlining appropriate access routes; Whether time restrictions are proposed on vehicle movements to avoid conflicts with, for example, schools on proposed routes; Direct access arrangements to the Site which may require plans and phasing details; Any particular information on abnormal vehicles (e.g. cranes); Hours of working for operational traffic; The estimated number of vehicles per day/week; Arrangements for waiting vehicles; Details of any diversion, disruption or other abnormal use of the public road during excavation and construction works; Liaison with Wiltshire Council Waste Management Service to ensure no conflict with rubbish collections; Liaison with utility companies been contacted to ensure no conflict with utility works in the area; and A drivers code of practice Other considerations may include: Procedures for monitoring and review of the CEMP; Coordination of arrangements with other existing/planned development sites in the area; Procedure for dealing with any direct or indirect complaints from local residents, businesses etc.; and Details of how contractors, deliverers, visitors etc would be made aware of routings and on-site restrictions prior to undertaking the journey e.g. information leaflets / webpage Assuming implementation of the CEMP, likely residual significant noise effects at nearby SRs as a result of demolition and construction traffic would remain negligible. Demolition and Construction Vibration With the implementation of mitigation measures as proposed in respect of noise above, the risk of complaints and / or damage to existing structures from vibration would be minimised. Where vibration generating activities occur in close proximity the SRs, some short-term, localised disturbance is likely to occur at nearby receptors. This would comprise a short-term, temporary, local, effect of minor adverse significance, except at SR D. Due to the close proximity of SR D to potential piling or large moving plant, there is the potential for residual effects that are short-term, temporary, local, and of major adverse significance Should piling or other vibration generating activities occur within 10m of existing façades, structural settlement and vibration surveys are recommended to be undertaken throughout the works to ensure that vibration levels are maintained below levels at which structural damage would not occur and potential annoyance minimised. Environmental Statement: Chapter 8 - Noise and Vibration Page 29 of 33

142 Completed Development Residential Amenity External Noise Levels As discussed above, the majority of the Site is predicted to be exposed to noise levels of 55dB LAeq,16h and is therefore suitable for residential amenity without mitigation At this stage in the Development, the exact location of amenity areas (gardens, balconies and amenity spaces) has not been established. On this basis, generic advice is provided with regard to mitigation to guide the detailed design so as to incorporate necessary measures. Where external amenity areas are predicted to be exposed to >55-60dB LAeq,16h then provision of localised screening could be used to reduce noise levels, or alternatively these areas could be located at the rear of buildings away from transportation or other noise sources thereby benefiting from the screening afforded by the building itself. Where external residential amenity areas are predicted to be exposed to >60dB LAeq,16h, which is only adjacent to Langley Park Road, then the recommendation would be to strategically protect these areas through building layout, thereby maximising screening effects to transportation and other noise sources Should balconies / terraces form part of the Development, mitigation is not considered necessary where levels are predicted to be 55dB LAeq.16h (which is the majority of the proposed residential area). Provision of solid balustrades is recommended in the limited parts of the Site where noise levels are predicted to range from >55 to 60dB LAeq,16h. Internal Noise Levels As stated previously, where daytime façade noise levels are 50dB LAeq,16h and night-time façade noise levels are 45dB LAeq,8h with LAmax values of 60dB LAmax, the required IANLs with windows open are satisfied and therefore mitigation is not required where these conditions prevail. Where these levels are exceeded, however, mitigation in the form of a suitable glazing and ventilation strategy is required. Indicative strategies are provided in Table 8.22, but this will be dependent on the percentage of the glazed area, and the frequency and absolute value of night-time LAmax events. Table 8.22: Indicative Glazing & Ventilation Strategy External Noise Level Not Exceeding Acoustic Performance Requirement Day (db LAeq) Night (db LAeq) Windows db Rw+Ctr Ventilators db Dn,eW+Ctr <50 <45 No requirement Based on Figure 8.2 and Figure 8.3, residential buildings immediately beyond the public open space (linear park) adjacent to the southern Site boundary and Langley Park Road will require mitigation in the form of a suitable glazing and ventilation strategy. The absolute specification will be dependent on set-back distances from these sources. This is also likely to be applicable to the second and third row of buildings depending on set-back and masterplan layouts. Environmental Statement: Chapter 8 - Noise and Vibration Page 30 of 33

143 Provided suitable mitigation is provided where required to meet the criteria of BS8233, WHO and Wiltshire Council, then suitable residential amenity would be provided. Vibration As previously discussed, no mitigation is required based on the prevailing vibration levels that the Site is currently exposed to. Hotel Amenity The assessment results presented as Figure 8.2 and Figure 8.3 indicate that the hotel IANL criteria would have the potential to be exceeded with windows open due to the prevailing noise levels. The required mitigation strategy will be determined by the façade noise levels, which in turn are a function of the set-back distance of the hotel from the southern rail boundary. Noise emissions from the adjacent commercial uses will also be a consideration when determining the required mitigation At this stage, specific mitigation measures cannot be outlined until the exact location of the hotel building in relation to the surrounding land-uses are known. The indicative mitigation measures presented in Table 8.22 are applicable to the hotel in order to provide suitable amenity. Fixed Plant and Building Services Noise Mitigation for building services and fixed plant include the following measures: Procurement of quiet non-tonal plant; Locate plant and air vents away from SRs; Acoustic enclosures; In-duct attenuators; Acoustic louvres; and Isolation of plant from building structures Provided appropriate mitigation measures are implemented to achieve the proposed noise limits set out in Table 8.18, the residual noise effects of fixed mechanical plant and building services associated with the Development are likely to be negligible. It is considered that the achievement of the proposed noise limits would be secured by means of an appropriately worded planning condition. Non-Residential Uses and Servicing Noise At this stage in the Development it has not been possible to quantify the noise effects from deliveries and servicing, including that from existing (and to be retained) employment uses which may be subject to change. Prior to the occupation of the Development, a Servicing Management Plan (SMP) should be prepared to reduce potential adverse effects from new or relocated non-residential uses. The SMP would include measures such as: Managing the deliveries (including by courier) and servicing requirements of the hotel and food store; and Hours of operation of servicing and refuse collection areas With the implementation of the SMP, it is likely that negligible residual effects would occur from the servicing of retail and residential uses. However, depending on the final location and orientation of the foodstore s car park relative to existing SRs, long term, permanent, local effects of minor significance may result from users accessing the car park. The potential effects will be quantitatively Environmental Statement: Chapter 8 - Noise and Vibration Page 31 of 33

144 assessed as part of the reserved matters and / or separate detailed planning application for the foodstore. Road Traffic Noise For the majority of road links, the predicted effects are negligible with three road links predicted to have noise increases of minor adverse significance in the completed Development scenario. The predicted increase on the minor adverse links is, however, less than 2dB, and therefore mitigation is not proposed. The likely significant residual effects for these links remain as previously stated, namely negligible for the majority of links, and permanent, local, adverse and of minor significance for Langley Road (N), Birch Grove and Langley Road (S) Where SRs are located adjacent to Westinghouse Way, there is the potential for some adverse effects to occur as a result of increases in road traffic noise on this link. Provision of localised attenuation against the predicted noise level increase on Westinghouse Way however may have limited effect due to the noise contribution from the greater trafficked roads of Langley Road to the north and Langley Park Way to the south. As reported, the overall residual effect is likely to be of minor to moderate adverse significance moderate at worst. On this basis mitigation is not proposed and the likely residual effect remains as previously reported, namely permanent, local, adverse and minor to moderate significance at worst. Summary The potential effects, mitigation and significance of likely significant residual effects are described in Table 8.23 below. Table 8.23: Summary of Potential and Residual Effects Description of Effect Potential Effect Mitigation Residual Effect Demolition and Construction Noise Vibration Negligible to shortterm, local, temporary adverse effects of major significance Negligible to shortterm, local, temporary adverse effects of major significance Implementation of a CEMP and best available techniques. Implementation of a CEMP and best available techniques Traffic Negligible CTMP Negligible Negligible to shortterm, local, temporary adverse effects of major significance (worst-case) to negligible (typical) Negligible to shortterm, local, temporary adverse effects of minor significance. (SR D short-term, local, temporary adverse effects of major significance Environmental Statement: Chapter 8 - Noise and Vibration Page 32 of 33

145 Description of Effect Potential Effect Mitigation Residual Effect Completed Development Residential Amenity Majority of Site satisfied the requirements of WHO and BS8233. Exceedance of criteria predicted at Site boundaries. Prevailing vibration levels at the southern Site boundary do not adversely affect residential amenity Provision of localised screening or control through strategic masterplan layout of external amenity spaces. Selection of appropriate glazing and ventilation strategy at southern (rail) and Langley Road Site boundary areas N/A Hotel Amenity Area within the vicinity of the southern boundary exceeds the requirements of BS8233. Selection of appropriate glazing and ventilation strategy at southern (rail) and Langley Road Site boundary areas N/A Fixed Mechanical Plant & Building Services Short-term, local, permanent, adverse effects of minor significance Assumed mitigation inherent to design of buildings / structures housing fixed plant and mechanical services. Planning noise condition. Negligible Non-Residential uses and Servicing Negligible to long-term, local, adverse effects of moderate significance Formulation of SMP prior to occupation of each phase. Acoustic façade design of commercial operations. Negligible to long-term, local effects of minor adverse significance Road Traffic Noise Negligible to long-term, local, adverse effects of minor to moderate adverse significance None proposed Negligible to long-term, local, adverse effects of minor to moderate adverse significance Environmental Statement: Chapter 8 - Noise and Vibration Page 33 of 33

146 References 1 The Stationery Office (1974): Control of Pollution Act, HMSO, London 2 DCLG (2012), National Planning Policy Framework (NPPF), The Stationery Office, TSO 3 Communities and Local Government (2012) The Planning Policy Planning Framework HMSO 4 DoE (1994) Planning Policy Guidance Planning and Noise HMSO 5 Department for Communities and Local Government, Noise. Available from: 6 Defra (2010) Noise Policy Statement for England, Defra 7 Wiltshire Council (2015), North Wiltshire Core Strategy Wiltshire Council (2006), North Wiltshire Local Plan 2011, Adopted June 2006, Saved Policies June IEMA, 2014, Guidelines for Environmental Noise Impact Assessment 10 British Standard (BS) 5228:1 (2014) +A1 2014: Code of practice for noise and vibration control on construction and open sites, Part one: Noise, BSI, Great Britain 11 British Standard (BS) 5228:2 (2009) Code of practice for noise and vibration control on construction and open sites, Part Two: Vibration, BSI, Great Britain. 12 British Standard (BS) 6472 (2008): Guide to evaluation of human exposure to vibration in buildings, vibration sources other than blasting BSI, Great Britain. 13 British Standard (BS) 4142 (2014): Methods for rating and assessing industrial and commercial sound, BSI. 14 British Standard (BS) 8233 (2014): Guidance on Sound Insulation and Noise Reduction for Buildings, BSI 15 World Health Organisation (WHO) (1999): Guidelines for Community Noise, WHO, Geneva 16 DoT (1988) Calculation of Road Traffic Noise, HMSO 17 Highways Agency (2011) Design Manual for Road and Bridges, Volume 11 Environmental Assessment, Section 3, Environmental Assessment Techniques, Part 7 Noise and Vibration, The Stationery Office References Environmental Statement: Chapter 8 Noise and Vibration

147 9. Air Quality Introduction 9.1. This chapter, which was prepared by Waterman Infrastructure & Environment ( Waterman IE ) presents an assessment of the likely significant local air quality effects of the Development. Particular consideration is given within the chapter to the likely effects of potential emissions from the demolition and construction activities, as well as emissions from operational road traffic on existing sensitive receptors surrounding the Site, and at receptors within the Development itself This chapter provides a brief summary of relevant legislation, planning policy and guidance, and a description of the methodology adopted for the assessment. This is followed by a description of the relevant baseline conditions of the Site and the surrounding area, and an assessment of the potential effects of the Development during demolition and construction and once the Development is completed and operational. Mitigation measures are identified, where appropriate, to avoid, reduce or offset any adverse effects, following which a summary of the likely significant residual effects of the Development is provided, having regard to mitigation adopted This chapter is supported by the following figures and appendices: Figure Site Plan and Receptor Locations; Figure Construction Assessment Bands; Appendix Air Quality Modelling Study. Legislation, Planning Policy and Guidance Legislation EU Framework Directive 2008/50/EC, Air pollutants at high concentrations can give rise to adverse effects on the health of humans and ecosystems. European Union (EU) legislation on air quality forms the basis for UK legislation and policy on air quality The EU Framework Directive 2008/50/EC 1 on ambient air quality assessment and management came into force in May 2008 and was implemented by Member States, including the UK, by June The Directive aims to protect human health and the environment by avoiding, reducing or preventing harmful concentrations of air pollutants. Air Quality Standards Regulations, The Air Quality Standards Regulations 2 implement Limit Values prescribed by the EU Framework Directive 2008/50/EC. The Limit Values are legally binding and the Secretary of State, on behalf of the UK Government, is responsible for their implementation. The UK Air Quality Strategy, The EU Framework Directive 2008/50/EC along with its Daughter Directives sets the Limit Values for pollutants to be met in Europe. This has been transposed into UK Law through the Air Quality Standards Regulations and, in the UK, devolved to Defra to meet the air quality Limit Values. This Environmental Statement: Chapter 9 - Air Quality Page 1 of 29

148 has been undertaken in a parallel process through the UK Air Quality Strategy 3, which was published in July 2007 and sets out air quality objectives for local authorities to meet when undertaking their Local Air Quality Management (LAQM) duties. Objectives in the UK AQS are in some cases more onerous than the Limit Values set out within the relevant EU Directives and the Air Quality Standards Regulations In addition, objectives have been established for a wider range of pollutants Currently it is a Local Authority's responsibility to determine the effect of a development against the UK AQS objectives, as such the UK Air Strategy Objectives of air pollutants relevant to this assessment are summarised in Table 9.1. Table 9.1: Summary of Relevant Air Quality Limit Values and UK AQS Objectives Pollutant Nitrogen Dioxide (NO2) Particulate Matter (PM10) (a) Particulate Matter (PM2.5) (b) Concentration 200µg/m 3 Objective / Limit Value Measured As 1 hour mean not to be exceeded more than 18 times per year Date by which Objective to be met 31/12/ µg/m 3 Annual Mean 31/12/ µg/m 3 24 hour mean not to be exceeded more than 35 times per year 31/12/ µg/m 3 Annual Mean 31/12/2004 Target of 15% reduction in concentrations at urban background locations Annual Mean Between 2010 and µg/m 3 Annual Mean 01/01/2020 Notes: a) Particulate matter with a mean aerodynamic diameter less than 10 microns (µm). (b) Particulate matter with a mean aerodynamic diameter less than 2.5 microns (µm). * Aim to not exceed 18µg/m 3 by There are currently no statutory UK standards in relation to deposited dust and its propensity to cause nuisance. However, a deposition rate of 200mg/m 2 /day (averaged over a month) is recognised as a threshold value for potentially significant nuisance effects 4. The Environment Act, The Environment Act 1995 required the preparation of a national air quality strategy setting healthbased air quality objectives for specified pollutants and outlining measures to be taken by Local Authorities in relation to meeting these objectives (the LAQM system) Part IV of the Environment Act 1995, provides a system of LAQM under which Local Authorities are required to review and assess the future quality of the air in their area by way of a staged process. Should this process suggest that any of the AQS objectives will not be met by the target dates, the Local Authority must consider the declaration of an Air Quality Management Area (AQMA) and the subsequent preparation of an Air Quality Action Plan (AQAP) to improve the air quality in that area in pursuit of the AQS objectives. Environmental Statement: Chapter 9 - Air Quality Page 2 of 29

149 9.12. Wiltshire Council have declared four AQMAs within the Borough for annual mean NO2 attributable to road traffic emissions and two AQMAs for both NO2 and PM10. Details of Wiltshire Council s AQAP is provided in the Guidance section below, and a summary of Wiltshire Council s Review and Assessment of air quality is provided in this chapter. National Planning Policy National Planning Policy Framework, Paragraph 109 of the National Planning Policy Framework (NPPF) 5 identifies that the planning system should aim to conserve and enhance the natural and local environment by: preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of land, air, water or noise pollution or land instability Furthermore, paragraph 124 states: Planning policies should sustain compliance with and contribute towards EU limit values or national objectives for pollutants, taking into account the presence of Air Quality Management Areas and the cumulative impacts on air quality from individual sites in local areas. Planning decisions should ensure that any new development in Air Quality Management Areas is consistent with the local air quality action plan. National Planning Policy Framework Planning Practice Guidance, The Government s online National Planning Practice Guidance (NPPG) 6 states that air quality concerns are more likely to arise where development is proposed within an area of existing poor air quality, or where it would adversely impact upon the implementation of air quality strategies and / or action plans The NPPG notes that when deciding whether air quality is relevant to a planning application, considerations would include whether the development would lead to: Significant effects on traffic, such as volume, congestion, vehicle speed, or composition; The introduction of new point sources of air pollution, such as furnaces, centralised boilers and Combined Heat and Power (CHP) plant; and Exposing occupants of any new developments to existing sources of air pollutants and areas with poor air quality. Local Planning Policy Wiltshire Core Strategy, Core Policy 55: Air Quality of the Wiltshire Core Strategy 7 states that: Development proposals, which by virtue of their scale, nature or location are likely to exacerbate existing areas of poor air quality, will need to demonstrate that measures can be taken to effectively mitigate emission levels in order to protect public health, environmental quality and amenity. Mitigation measures should demonstrate how they will make a positive contribution to the aims of Environmental Statement: Chapter 9 - Air Quality Page 3 of 29

150 the Air Quality Strategy for Wiltshire and where relevant, the Wiltshire Air Quality Action Plan. Mitigation may include: i. landscaping, bunding or separation to increase distance from highways and junctions; ii. possible traffic management or highway improvements to be agreed with the local authority; iii. abatement technology and incorporating site layout/separation and other conditions in site planning; iv. traffic routing, site management, site layout and phasing; and v. where appropriate, contributions will be sought toward the mitigation of the impact a development may have on levels of air pollutants. North Wiltshire Local Plan 2011, April 2006 (saved policies) Saved Policy NE 18 - Noise And Pollution - of the North Wiltshire Local Plan 8 states: Development will only be permitted where it would not generate, or itself be subject to, harm upon public health or cause pollution to the environment by the emission of excessive noise, light intrusion, smoke, fumes, other forms of air pollution, heat, radiation, effluent or vibration. The control of pollution is governed by the Environmental Protection Act (1990) and related legislation. Planning, however, has a role to play in separating potentially polluting land uses. New development should be designed to ensure that it does not cause environmental pollution, which then has to be controlled by other agencies. Appropriate mitigation measures will be expected to be incorporated into development proposals with a potential to pollute. To minimise the air pollution from roads and buildings, development proposals will be expected to incorporate suitable landscaping to help remove air borne pollutants and particulates. Lighting should be as energy efficient as possible or run off renewable energy and minimise upward light pollution. Particular attention should be paid to those sites that are to include hazardous substances or be sited near to establishments where hazardous substances are used or stored. In such cases, early consultation with the Health and Safety Executive is recommended. Other Guidance Improving Air Quality in the UK: Tackling Nitrogen Dioxide in our Towns and Cities, UK Overview Document, Defra adopted the Improving Air Quality in the UK: Tackling Nitrogen Dioxide in our Towns and Cities UK Overview Document in January , which sets out the plan to improve air quality in the UK by reducing NO2 emissions in towns and cities as part of the UK s commitment for cleaner air. The air quality improvement plan sets out targeted local, regional and national measures in order to meet the UK s legal obligations to achieve the NO2 limit values set out in the EU Framework Directive 2008/50/EC. There are seventeen specific measures for Wiltshire Council. Those specific measures which are relevant to the Development, include: Measure 6: Connecting Wiltshire promoting alternative modes of transport; and Measure 9: Electric vehicle charging point provision promoting alternative fuels. Environmental Statement: Chapter 9 - Air Quality Page 4 of 29

151 Environmental Protection UK & Institute of Air Quality Management Guidance: Land-Use Planning & Development Control: Planning for Air Quality, The Environmental Protection UK (EPUK) and Institute of Air Quality Management (IAQM) Guidance 10 provides a framework for air quality considerations within local development control processes, promoting a consistent approach to the treatment of air quality issues The guidance explains how development proposals can adopt good design principles to reduce emissions and contribute to better air quality. The guidance also provides a method for screening the need for an air quality assessment and a consistent approach for describing the impacts at individual receptors The EPUK and IAQM Guidance, advises that: "In arriving at a decision about a specific proposed development, the local planning authority is required to achieve a balance between economic, social and environmental considerations. For this reason, appropriate consideration of issues such as air quality, noise and visual amenity is necessary. In terms of air quality, particular attention should be paid to: Compliance with national air quality objectives and of EU Limit Values; Whether the development will materially affect any air quality action plan or strategy; The overall degradation (or improvement) in local air quality; or Whether the development will introduce new public exposure into an area of existing poor air quality". Local Air Quality Management Policy Guidance LAQM PG(09), The Local Air Quality Management Policy Guidance LAQM.PG(09) 11 provides additional guidance on the links between transport and air quality. LAQM.PG(09) describes how road transport contributes to local air pollution and how transport measures may bring improvements in air quality. Key transport-related Government initiatives are set out, including regulatory measures and standards to reduce vehicle emissions and improve fuels, tax-based measures and the development of an integrated transport strategy LAQM.PG(09) also provides guidance on the links between air quality and the land use planning system. The guidance advises that air quality considerations should be integrated within the planning process at the earliest stage, and is intended to aid local authorities in developing action plans to deal with specific air quality issues and create strategies to improve air quality. LAQM.PG(09) summarises the means in which the land use planning system can help deliver compliance with the air quality objectives. Institute of Air Quality Management: Guidance on the Assessment of Dust from Demolition and Construction, The IAQM Construction Dust Guidance 12 provides guidance to consultants and Environmental Health Officers (EHOs) on how to assess air quality impacts from construction related activities. The guidance provides a risk based approach based on the potential dust emission magnitude of the site (small, medium or large) and the sensitivity of the area to dust impacts. The importance of professional judgement is noted throughout the guidance. The guidance recommends that once the risk class of the site has identified, the appropriate level of mitigation measures are implemented to ensure that the construction activities have no significant impacts. Environmental Statement: Chapter 9 - Air Quality Page 5 of 29

152 Wiltshire Council Air Quality Action Plan for Wiltshire, June The Wiltshire Council Action Plan was produced in and is currently awaiting Defra approval. The plan details 17 strategic actions to work towards achieving the objective for NO2 and fine particulates. Wiltshire Council Air Quality Supplementary Planning Document, September The Wiltshire Council guidance 14 provides technical advice on how to undertake an air quality assessment and the information required by Wiltshire Council to ensure consistency in approach across new developments. Scope and Consultation Wiltshire Council were consulted to agree the scope of the air quality assessment. Details of the consultation and subsequent Wiltshire Council agreement are presented in Appendix Assessment Methodology and Significance Criteria Assessment Methodology This air quality assessment was undertaken using a variety of information and procedures as follows: Review of Wiltshire Council s Air Quality Review and Assessment statutory reports published as part of the LAQM regime in order to determine baseline conditions in the area of the Site; Review of the local area to identify sensitive receptor locations that could be affected by changes in air quality that may result from the Development; Review and use of relevant traffic flow data from the Applicant s transport consultant (IMA-TP); Dispersion modelling of pollutant emissions using the ADMS-Roads model 15 to predict the likely pollutant concentrations at the Site and the likely effect of the completed and operational Development on local air quality in terms of traffic emissions generated. The latest NO2 from NOx Calculator available from the LAQM Support website 16 has been applied to derive the roadrelated NO2 concentrations from the modelled NOx concentrations; Comparison of the predicted air pollutant concentrations with the AQS objectives; Qualitative assessment of the likely significant effects of construction works and activities, and consideration of the environmental management controls likely to be employed during the works; Quantitative assessment of the likely significant effects of the operational phase of the Development on air quality, based on the application of the EPUK /IAQM Guidance significance criteria to the individual modelled results; and Identification of mitigation measures, where appropriate, followed by the identification of residual effects. Environmental Statement: Chapter 9 - Air Quality Page 6 of 29

153 9.30. The UK AQS identifies the pollutants associated with road traffic emissions and local air quality as: Nitrogen oxides (NOx); Particulate matter (as PM10 (particles with a diameter up to 10µm) and PM2.5 (particles with a diameter up to 2.5µm)); Carbon monoxide (CO); 1, 3-butadiene (C4H6); and Benzene (C6H6) Emissions of total NOx from motor vehicle exhausts comprise nitric oxide (NO) and NO2. NO oxidises in the atmosphere to form NO The most significant pollutants associated with road traffic emissions, in relation to human health, are NO2 and PM10. As presented in the Baseline section later in this chapter, Wiltshire Council have declared four Air Quality Management Areas (AQMAs) within the Borough for annual mean NO2 and two AQMAs for both NO2 and PM10 all attributable to road traffic emissions. This assessment therefore focuses on NO2 and particulate matter (PM10 and PM2.5). Demolition and Construction Assessment Dust Emissions The assessment of the effects of the construction activities in relation to dust has been based on the guidance published by the IAQM (2014) and the following: Consideration of planned construction activities and their phasing; and A review of the sensitive uses in the area immediately surrounding the Site in relation to their distance from the Site Following the IAQM guidance, construction activities can be divided into the following four distinct activities: Demolition - any activity involved in the removal of an existing building; Earthworks - the excavation, haulage, tipping and stockpiling of material, but may also involve levelling the site and landscaping; Construction - any activity involved with the provision of a new structure; and Trackout - the movement of vehicles from unpaved ground on a site, where they can accumulate mud and dirt, onto the public road network where dust might be deposited The IAQM guidance considers three separate dust effects, with the proximity of sensitive receptors being taken into consideration for: Annoyance due to dust soiling; Potential effects on human health due to significant increase in exposure to PM10 ; and Harm to ecological receptors A summary of the four step process which has been undertaken for the dust assessment of construction activities as set out in the IAQM guidance is presented in Table 9.2. Environmental Statement: Chapter 9 - Air Quality Page 7 of 29

154 Table 9.2: Summary of the IAQM Guidance for Undertaking a Construction Dust Assessment Step 1 Screen the Need for a Detailed Assessment 2 Assess the Risk of Dust Effects 3 Site Specific Mitigation 4 Determine Significant Effects Description Simple distance based criteria are used to determine the requirement for a detailed dust assessment. An assessment will normally be required where there are human receptors within 350m of the boundary of the site and / or within 50m of the route(s) used by construction vehicles on public highway, up to 500m from the site entrance or ecological receptors within 50m of the boundary of the site and/or within 50m of the route(s) used by construction vehicles on public highway, up to 500m from the site entrance. The risk of dust arising in sufficient quantities to cause annoyance and/or health or ecological effects should be determined using three risk categories: low, medium and high based on the following factors: the scale and nature of the works, which determines the risk of dust arising (i.e. the magnitude of potential dust emissions) classed as small, medium or large; and the sensitivity of the area to dust effects, considered separately for ecological and human receptors (i.e. the potential for effects) defined as low, medium or high. Determine the site specific measures to be adopted at the site based on the risk categories determined in Step 2 for the four activities. For the cases where the risk is negligible no mitigation measures beyond those required by legislation are required. Where a local authority has issued guidance on measures to be adopted these should be taken into account. Following Steps 2 and 3, the significance of the potential dust effects should be determined, using professional judgement, taking into account the factors that define the sensitivity of the surrounding area and the overall pattern of potential risks. Vehicle Exhaust Emissions The IAQM guidance on assessing construction effects states that: Experience of assessing the exhaust emissions from on-site plant and site traffic suggests that they are unlikely to make a significant impact on local air quality, and in the vast majority of cases they will not need to be quantitatively assessed Given the size of the Development and the duration of the construction phase, in accordance with the IAQM Guidance, it is considered that a quantitative assessment of the exhaust emissions from construction plant and traffic is not required, and a qualitative assessment is appropriate. Completed Development Assessment Methodology The likely effects on local air quality from traffic movements from the completed and operational Development have been assessed using the atmospheric dispersion model ADMS-Roads For the purposes of modelling, traffic data for the relevant local road network has been provided by the Applicant s transport consultant (IMA-TP). Further details are provided in Appendix 9.1. The baseline year of 2014, to be consistent with the model verification year, has been assessed together with the 'without Development' and 'with Development' scenarios for the year 2018, the anticipated year of completion of Phase 1 of the Development. In addition, the without Development' and 'with Development' scenarios for the year 2026 have been assessed to represent the anticipated year of the completed and operational Development. Environmental Statement: Chapter 9 - Air Quality Page 8 of 29

155 9.41. The ADMS-Roads dispersion model predicts how emissions from roads and small scale industrial sources combine with local background pollution levels, taking account of meteorological conditions, to affect local air quality. The model has been run for the completion years, using background data and vehicle emission rates for 2018 and 2026 as inputs. For the verification assessment (referred to later in this report), background data and vehicle emission rates for 2014 have been used. Pollutant concentrations have been modelled at a number of locations representative of nearby sensitive receptors. Full details of the ADMS-Roads modelling study are presented within Appendix 9.1. Model Uncertainty Analyses of historical monitoring data by Defra 17 have identified a disparity between actual measured NOx and NO2 concentrations and the expected decline associated with emission forecasts which form the basis of air quality modelling as described above. It is considered this is related to the on-road performance of certain vehicles compared to calculations based on Euro emission standards which inform emission forecasts. It is thought that there may be reduction in NOx and NO2 concentrations when the Euro 6 emission standards begin to take effect A note on Projecting NO2 Concentrations 18 published by Defra provides a number of alternative approaches that can be followed in air quality assessments, in relation to the modelling of future NO2 concentrations, considering that future NOx/NO2 road-traffic emissions and background concentrations may not reduce as previously expected. This includes the use of revised background pollution maps, alternative projection factors and revised vehicle emission factors. However, the Defra note does not form part of statutory guidance and no prescriptive method is recommended for use in an air quality assessment This air quality assessment has been based on current guidance, i.e. using existing forecast emission rates and background concentrations to the completion years of 2018 and 2026, which assumes a progressive reduction compared to the baseline year However, in addition, a sensitivity analysis has been undertaken on the basis of no future NOx and NO2 reductions by 2018 and 2026 (i.e. considering the likely significant effect of the Development against the baseline 2014 conditions, assuming no reduction in background concentrations or road-traffic emissions rates between 2014, 2018 and 2026). The sensitivity approach presented in this air quality assessment has been agreed with Wiltshire Council. The results of this sensitivity analysis, which represent a more conservative assessment scenario, are presented in Appendix 9.1. Background Pollutant Concentrations To estimate the total concentrations due to the contribution of any other nearby sources of pollution, background pollutant concentrations need to be added to the modelled concentrations. Full details of the background pollution data used within the assessment are included in Appendix 9.1. Model Verification Model verification is the process of comparing monitored and modelled pollutant concentrations and, if necessary, adjusting the modelled results to reflect actual measured concentrations, in order to improve the accuracy of the modelling results. The model has been verified by comparing the predicted annual mean NO2 concentrations for the baseline 2014 with the results from two diffusion tubes operated by Wiltshire Council (Tube ID PA14/65 and PA14/66) located on Bath Road within Environmental Statement: Chapter 9 - Air Quality Page 9 of 29

156 the centre of Chippenham. Modelled concentrations have then been adjusted accordingly. The verification and adjustment process is described in detail in Appendix 9.1. Potentially Sensitive Receptors The approach adopted by the UK AQS is to focus on areas at locations at, and close to, ground level where members of the public (in a non-workplace area) are likely to be exposed over the averaging time of the objective in question (i.e. over 1-hour, 24-hour or annual periods). Objective exceedences principally relate to annual mean NO2 and PM10, and 24-hour mean PM10 concentrations, so that associated potentially sensitive locations relate mainly to residential properties and other sensitive locations (such as schools) where the public may be exposed for prolonged periods Table 9.3 presents existing sensitive receptors selected due to their proximity to the road network likely to be affected by the Development. Future on-site receptor locations have been selected to represent the worst case locations within the Site. The location of the selected existing and future receptor assessed are presented in Figure 9.1. Table 9.3: Selected Receptor Locations ID Receptor Location Receptor Type OS Grid Reference Height Above Ground (m) 1 5 Pew Hill Residential , Evans Close Residential , Birch Grove Residential , Langley Road Residential , Birch Grove Residential , Langley Road Residential , Oxford Mews Flats Residential , Langley Road Residential , a New Road Residential , Little George Mead Residential , Park Lane Residential , Post House, Park Lane Residential , Malmesbury Road Residential , Park Lane Residential , Marshfield Road Residential , Foghampshire Residential , Providence Terrace Residential , New Road Residential , Proposed: On-Site Residential Residential , Proposed: On-Site Residential Residential , Note: 0m above ground considered to be the worst case ground level concentrations as this is closest to the tailpipe of vehicle emissions. 3m above ground representative of the first floor. Environmental Statement: Chapter 9 - Air Quality Page 10 of 29

157 Limitations and Assumptions For the assessment of dust nuisance during demolition and construction, it has been assumed that the works would be carried out at the boundary of the Site as a worst case scenario. Significance Criteria Demolition and Construction The significance of effects of construction activities on air quality has been assessed based on professional judgement and with reference to the criteria set out in the IAQM guidance. Appropriate site-specific mitigation measures that would need to be implemented to minimise any adverse effect have also been considered. Details of the assessors experience and competence to undertake the dust assessment is provided in Appendix The assessment of the risk of dust effects arising from each of the construction activities, as identified by the IAQM guidance, is based on the magnitude of potential dust emission and the sensitivity of the area. The risk category matrix for each of the construction activity types, taken from the IAQM guidance, is presented in Table 9.4 to Table 9.7. Examples of the magnitude of potential dust emissions for each construction activity and factors defining the sensitivity of an area are provided in Appendix 9.1. Table 9.4: Risk Category from Demolition Activities Dust Emission Magnitude Sensitivity of Area Large Medium Small High High Risk Medium Risk Medium Risk Medium High Risk Medium Risk Low Risk Low Medium Risk Low Risk Negligible Table 9.5: Risk Category from Earthworks Activities Sensitivity of Area Dust Emission Magnitude Large Medium Small High High Risk Medium Risk Low Risk Medium Medium Risk Medium Risk Low Risk Low Low Risk Low Risk Negligible Environmental Statement: Chapter 9 - Air Quality Page 11 of 29

158 Table 9.6: Risk Category from Construction Activities Sensitivity of Area Dust Emission Magnitude Large Medium Small High High Risk Medium Risk Low Risk Medium Medium Risk Medium Risk Low Risk Low Low Risk Low Risk Negligible Table 9.7: Risk Category from Trackout Activities Sensitivity of Area Dust Emission Magnitude Large Medium Small High High Risk Medium Risk Low Risk Medium Medium Risk Low Risk Negligible Low Low Risk Low Risk Negligible The risk category determined for each of the construction activity types is used to define the appropriate, site-specific, mitigation measures that should be applied. The IAQM guidance recommends that significance is only assigned to the effect after considering mitigation and assumes that all actions to avoid or reduce the environmental effects are an inherent part of the proposed development, and that in the case of construction mitigation (secured through planning conditions, legal requirements or required by regulations), will ensure that potential significant adverse effects will not occur It therefore follows that, within this assessment, no significance criteria are provided for the premitigation likely effects of the construction work, and in accordance with the IAQM evidence based theory the residual effects would not be significant. Completed Development The aforementioned EPUK / IAQM Guidance provides an approach to assigning the magnitude of changes as a result of a development as a proportion of a relevant assessment level, followed by examining this change in the context of the new total concentration and its relationship with the assessment criterion to provide a description of the impact at selected receptor locations Table 9.8 presents the EPUK / IAQM Guidance framework for describing the impacts (the change in concentration of an air pollutant) at individual receptors. The term Air Quality Assessment Level (AQAL) is used to include air quality objectives or limit values, where these exist. Environmental Statement: Chapter 9 - Air Quality Page 12 of 29

159 Table 9.8: Impact Descriptors for Individual Receptors Long term average Concentration at receptor in assessment year Dust Emission Magnitude >10 75% or less of AQAL Negligible Negligible Slight Moderate 76-94% of AQAL Negligible Slight Moderate Moderate % of AQAL Slight Moderate Moderate Substantial % of AQAL Moderate Moderate Substantial Substantial 110% or more of AQAL Moderate Substantial Substantial Substantial Note: AQAL may be an air quality objective, EU limit value, or an Environment Agency Environmental Assessment Level (EAL) The table is intended to be used by rounding the change in percentage pollutant concentration to whole numbers. Changes of 0% (i.e. less than 0.5%) are described as Negligible. The table is only to be used with annual mean concentrations The approach set out in the EPUK / IAQM Guidance provides a method for describing the impact magnitude at individual receptors only. The Guidance outlines that this change may have an effect on the receptor depending on the severity of the impact and other factors that may need to be taken into account. The assessment framework for describing impacts can be used as a starting point to make a judgement on significance of effect. However, whilst there may be moderate or substantial impacts described at one or more receptors, the overall effect may not necessarily be judged as being significant in some circumstances Following the approach to assessing significance outlined in the EPUK / IAQM Guidance, the significance of likely residual effects of the completed Development on air quality has been established through professional judgement and the consideration of the following factors: The geographical extent (local, district or regional) of effects; Their duration (temporary or long term); Their reversibility (reversible or permanent); The magnitude of changes in pollution concentrations; The exceedance of standards (e.g. AQS objectives); and Changes in pollutant exposure. Baseline Conditions Existing Baseline Wiltshire Council Review and Assessment Process As required under Section 82 of the Environment Act (1995) (Part IV), Wiltshire Council have conducted an ongoing exercise to review air quality within their area of jurisdiction The assessments have indicated that concentrations of NO2 are above the annual mean AQS objectives at locations of relevant public exposure within the County. The council has therefore designated six AQMAs which are found in: AQMA No.1 - Salisbury declared for annual mean NO2; AQMA No.2 - Bradford on Avon - declared for annual mean NO2 and PM10; Environmental Statement: Chapter 9 - Air Quality Page 13 of 29

160 AQMA No.3 - Westbury - declared for annual mean NO2 and 24-hour mean PM10; AQMA No.4 - Marlborough - declared for annual mean NO2; AQMA No.5 - Calne - declared for annual mean NO2; and AQMA No.6 - Devizes - declared for annual mean NO The 2013 Progress Report stated that there was a requirement for a detailed assessments for five towns in the County, including Chippenham. The Detailed Assessment for Wiltshire 2014 did not indicate the need for an AQMA in the Chippenham. Consequently the Site is not located within an AQMA. Local Monitoring Wiltshire Council currently undertakes monitoring of NO2 and PM10 at four locations using automatic monitors. The Wiltshire Council air quality monitors are over 8km from the Site and as such data from these sites are not considered representative of conditions at the Site and the results have not been presented NO2 is measured using diffusion tubes at 72 locations, including three roadside locations in Chippenham. The results for the three NO2 diffusion tubes located within Chippenham are presented in Table 9.9. Table 9.9: Annual Mean Concentrations at the Wiltshire Council Diffusion Tubes in Chippenham (µg/m 3 ) Site ID Location Distance to centre of Site PA14/64 Providence Terrace, Ivy Lane 0.9km PA14/65 Bridge Centre, Bath Road 1.1km PA14/66 Bath Road, Rowden Hill Way 1.3km Notes: Data obtained from 2015 Updating and Screening Assessment for Wiltshire Council Bias Adjustment factors: , , Exceedences of the AQS Objectives shown in bold text The monitoring results in Table 9.9 indicate that the annual mean NO2 objective of 40μg/m 3 was exceeded at two of the three diffusion tube monitoring locations in Chippenham, in The annual mean NO2 objective was met at the closest diffusion tube to the Site. Predicted Future Changes in the Baseline A small number of buildings are to be the subject of advance demolition and do not form part of the outline planning application. It should also be noted that the demolition of 20 th century additions and associated structures (including the adjacent nissen hut) at Avon House, the listed building in the north of the Site, is to be undertaken via a separate application for listed building consent, submitted in advance of the outline planning application. Therefore, for the purposes of this EIA, it is assumed these buildings have been removed before commencement of works associated with the Development. Environmental Statement: Chapter 9 - Air Quality Page 14 of 29

161 9.65. The base traffic flows within the Transport Assessment (TA) differ to those used within this air quality assessment, as, in accordance with the 2015 IAQM guidance, the 2018 and 2026 base traffic flows used in this assessment have had the extant traffic associated with the Site being in full operation removed. This allows the real change in pollutant concentrations likely to be experienced at the sensitive receptor locations to be presented in this assessment. The 2026 PARAMICS flows include the Chippenham Sites Allocation Plan (CSAP) developments, which include highway infrastructure improvements that effectively provide an Eastern ring road for the town, which leads to a reduction in traffic flows through the traffic network. Potential Effects Demolition and Construction As set out in Chapter 5: Development Construction, the Development will be delivered in a series of overlapping phases, as defined on Figure 4.4 (Phasing Parameter Plan). As a worse case assessment, the demolition and construction phases have been assessed as one phase, with all activities assumed to be undertaken along the Site boundary. Nuisance Dust Construction activities in relation to the Development have the potential to affect local air quality through Demolition, Earthworks, Construction and Trackout activities. A description of these activities is presented earlier in this report The Site is located within a residential and commercial area. The Site is bounded to the west by Langley Road and Cocklebury Lane to the north-east. Industrial units off Parsonage Edge Way (part of the Parsonage Way Industrial Estate) lie to the north-east of the Site. There is a mix of residential and retail properties to the west and the north. To the south-east beyond the railway line is a mixture of open countryside and mixed use development. There are no ecological sites within 350m of the Site boundary and no requirement within the Guidance to consider ecological receptors at the Site level, and therefore ecological effects are not considered further As there are existing receptors within 350m of the boundary of the Site and within 50m of the routes that would be used by construction vehicles on the public highway, it is therefore considered that a detailed assessment is required to determine the likely dust impacts, as recommended by the IAQM guidance on construction dust. Results of this assessment are provided for each main activity (Demolition, Earthworks, Construction and Trackout) below during the demolition and construction works The sensitivity of the area to each main activity has been assessed based on the number and distance of the nearest sensitive receptors to the activity, and the sensitivity of these receptors to dust soiling and human health. Based on the criteria set out in Table A9.11 to Table A9.14 in Appendix 9.1 the sensitivity of the area is presented in Table Environmental Statement: Chapter 9 - Air Quality Page 15 of 29

162 Table 9.10: Summary of the Sensitivity of the Area Receptor Sensitivity Sensitivity of the Surrounding Area Demolition Earthworks Construction Trackout Dust Soiling High High High High Human Health High High High High Demolition The total building volume to be demolished is greater than 50,000m 3 with on-site crushing. Based on this, and considering the criteria in Table A9.10 in Appendix 9.1, the potential dust emissions during construction activities would be of large magnitude. Earthworks The area of the Site is approximately hectares (ha), or 191,800m 2. Based on this, and considering the criteria in Table A9.10 in Appendix 9.1, the potential dust emissions during earthworks activities would be of large magnitude. Construction The estimate for the total volume of buildings to be constructed is greater than 100,000m 3. Based on this, and considering the criteria in Table A9.10 in Appendix 9.1, the potential dust emissions during construction activities would be of large magnitude. Trackout As set out in Chapter 7: Traffic and Transport it is estimated that the peak number of Heavy Duty Vehicle (HDV) movements would be up to five outward movements in any one day. Based on this, and considering the criteria in Table A9.10 in Appendix 9.1, the potential for dust emissions due to trackout activities would be of medium magnitude The dust risk categories, based on the potential magnitude of dust emissions and the sensitivity of the area to dust are presented in Table Table 9.11: Summary of Risk Risk Potential Effect Demolition Earthworks Construction Trackout Dust Soiling High High High Medium Human Health High High High Medium During the demolition and construction phase, the Site is considered a high risk site, in particular to demolition, earthworks and construction activities. Therefore, site-specific mitigation measures would be required to ensure that there are no adverse effects from the demolition and construction phase. Environmental Statement: Chapter 9 - Air Quality Page 16 of 29

163 Construction Vehicle and Plant Emissions Plant operating on the Site and demolition and construction related vehicles entering and egressing the Site from / to the local road network would have the potential to increase local air pollutant concentrations, particularly in respect of NO2 and particulate matter (both PM10 and PM2.5) It is estimated that the peak number of HDV movements would be up to 10 two-way HDV movements in any one day. Therefore, emissions from construction traffic would be relatively small compared to existing road traffic emissions on Langley Road (3,596 daily vehicles including 7.9% Heavy Goods Vehicles (HGVs)). Further details on existing traffic flows are contained within Appendix Taking into account the current traffic movements and background pollutant concentrations around the Site, it is considered that the likely effect of construction vehicles entering and egressing the Site to air quality would in the worst-case, give rise to a temporary, local, adverse effect of minor significance during the construction period Any emissions from plant operating on the Site during the demolition and construction phase (assuming a typical specification of demolition and construction plant as set out in Chapter 5: Development Construction) would be very small in comparison to the emissions from traffic movements on the roads adjacent to the Site. It is therefore considered that even in the absence of mitigation, their likely effect on local air quality would be negligible significance. Completed Development Phase Operational effects on local air quality associated with the completed Phase 1 of the Development in 2018 would result from traffic generated by the Development. The results of the ADMS-Roads air quality modelling of operational traffic (based on current guidance, i.e. with reduced emission rates and background concentration to the completion year of 2018) are presented in Table 9.12 below. Table 9.12: Results of the ADMS-Roads Modelling at Sensitive Receptors Phase 1 Site ID Receptor 1: 5 Pew Hill NO2 Annual Mean (µg/m 3 ) PM10 Annual Mean (µg/m 3 ) PM10 Number of Days >50µg/m 3 PM2.5 Annual Mean (µg/m 3 ) 2014 Baseline Without Development With Development Change Receptor 2: 23 Evans Close 2014 Baseline Without Development With Development Change Environmental Statement: Chapter 9 - Air Quality Page 17 of 29

164 Site ID NO2 Annual Mean (µg/m 3 ) PM10 Annual Mean (µg/m 3 ) PM10 Number of Days >50µg/m 3 PM2.5 Annual Mean (µg/m 3 ) Receptor 3: 2 Birch Grove 2014 Baseline Without Development With Development Change Receptor 4: 90 Langley Road 2014 Baseline Without Development With Development Change Receptor 5: 18 Birch Grove 2014 Baseline Without Development With Development Change Receptor 6: 55 Langley Road 2014 Baseline Without Development With Development Change Receptor 7: Oxford Mews Flats 2014 Baseline Without Development With Development Change Receptor 8: 1 Langley Road 2014 Baseline Without Development With Development Change Receptor 9: 23a New Road 2014 Baseline Without Development With Development Change Environmental Statement: Chapter 9 - Air Quality Page 18 of 29

165 Site ID Receptor 10: 3 Little George Mead NO2 Annual Mean (µg/m 3 ) PM10 Annual Mean (µg/m 3 ) PM10 Number of Days >50µg/m 3 PM2.5 Annual Mean (µg/m 3 ) 2014 Baseline Without Development With Development Change Receptor 11: 31 Park Lane 2014 Baseline Without Development With Development Change Receptor 12: 3 Posthouse Park Lane 2014 Baseline Without Development With Development Change Receptor 13: 44 Malmesbury Road 2014 Baseline Without Development With Development Change Receptor 14: 53 Park Lane 2014 Baseline Without Development With Development Change Receptor 15: 33 Marshfield Road 2014 Baseline Without Development With Development Change Receptor 16: 19 Foghampshire 2014 Baseline Without Development With Development Change Environmental Statement: Chapter 9 - Air Quality Page 19 of 29

166 Site ID Receptor 17: Providence Terrace NO2 Annual Mean (µg/m 3 ) PM10 Annual Mean (µg/m 3 ) PM10 Number of Days >50µg/m 3 PM2.5 Annual Mean (µg/m 3 ) 2014 Baseline Without Development With Development Change Receptor 18: New Road 2014 Baseline Without Development With Development Change Receptor 19: Proposed: On-Site Residential 2018 With Development Receptor 20: Proposed: On-Site Residential 2018 With Development For accuracy, the changes arising from Phase 1 of the Development were calculated using the exact output from the ADMS- Road model (i.e. numbers to at least 10 decimal places) rather than the rounded numbers presented in Table Nitrogen Dioxide (NO2) The results in Table 9.12 indicate that for 2014, there are two exceedences of the NO2 annual mean AQS objective at Receptors 16 and 17. The annual mean objective is met at all other receptor locations As discussed in Appendix 9.1, the 1-hour mean objective for NO2 is unlikely to be exceeded at a roadside location where the annual mean NO2 concentration is less than 60µg/m 3. As shown in Table 9.12 the predicted annual mean NO2 concentrations in 2014 are below 60µg/m 3 at all receptor locations. Accordingly, the 1-hour mean objective is likely to be met at these locations In 2018, both without and with the Development, all existing receptors are predicted to be below the NO2 annual mean objective. Therefore, the 1-hour mean objective is also predicted to be met at all existing receptor locations Using the impact descriptors outlined in Table 9.8, the Development is predicted to result in a slight impact at four receptor locations (Receptors 10, 11, 14 and 18) and a negligible impact at the remaining receptor locations. Accordingly, it is considered that the Development would also have a slight to negligible impact on hourly NO2 concentrations. Using professional judgement, based on the severity of the impact and the concentrations predicted at the sensitive receptors it is considered that the overall effect of Phase 1 of the Development on local air quality would not be significant i.e. negligible. Environmental Statement: Chapter 9 - Air Quality Page 20 of 29

167 Particulate Matter (PM10 and PM2.5) As shown in Table 9.12, the annual mean concentrations of PM10 are predicted to be well below the objective of 40µg/m 3 in 2014 and in 2018 both 'without' and 'with' the Development at all the existing receptor locations considered. The maximum predicted concentration in all scenarios tested is 20.5µg/m 3 at Receptor 16 in The annual mean PM10 objective is therefore likely to be met in all scenarios Using the impact descriptors outlined in Table 9.8, the Development is predicted to result in a negligible impact at all existing receptors. Using professional judgement, based on the severity of the impact and the concentrations predicted at the sensitive receptors it is considered that the overall effect of Phase 1 of the Development on the annual mean PM10 objective would not be significant i.e. negligible The results in Table 9.12 indicate that in 2014 and in 2018 both without and with the Development, all existing receptor locations are predicted to be below the 24-hour mean PM10 objective value of 35 days exceeding 50µg/m 3. The maximum predicted concentration in all scenarios tested is 4 days at Receptor 16 in The 24-hour mean PM10 objective is therefore likely to be met in all scenarios Using the impact descriptors outlined in Table 9.8, the Development is predicted to result in a negligible impact at all existing receptors. Using professional judgement, based on the severity of the impact and the concentrations predicted at the sensitive receptors it is considered that the overall effect of Phase 1 of the Development on the 24-hour PM10 objective would not be significant i.e. negligible The results in Table 9.12 indicate that in 2014 and in 2018 both without and with the Development, all existing receptor locations are predicted to be below the annual mean PM2.5 objective value of 25µg/m 3. The maximum predicted concentration in all scenarios is 13.9µg/m 3 at Receptor 16 in The annual mean PM2.5 objective is therefore likely to be met in all scenarios Using the impact descriptors outlined in Table 9.8, the Development is predicted to result in a negligible impact at all existing receptors. Using professional judgement, based on the severity of the impact and the concentrations predicted at the sensitive receptors it is considered that the effect of Phase 1 of the Development on the PM2.5 objective would not be significant i.e. negligible. Conditions within the Development As shown by the results in Table 9.12 the predicted NO2, PM10 and PM2.5 concentrations for locations within the Development itself are below the relevant objectives in As such, it is considered that for the NO2, PM10 and PM2.5 objectives the effect of introducing residential uses to the Site is not significant. Sensitivity Analysis The results of the sensitivity analysis in relation to NO2 (i.e. considering the potential impact of the Development against the current baseline, 2014, conditions) are presented in Table A9.8 in Appendix 9.1. These represent a more conservative assessment scenario, assuming no reduction in background concentrations or road-traffic emissions rates between 2014 and The overall predicted concentrations are higher than those presented above for 2018, due to higher background concentrations and vehicles emissions rates in 2014 than Environmental Statement: Chapter 9 - Air Quality Page 21 of 29

168 9.94. As shown in Table A9.8 in Appendix 9.1, in 2018 without the Development, assuming no improvements in future NOx and NO2, the NO2 annual mean objective value of 40µg/m 3 is exceeded at three receptor locations (Receptors 11, 16 and 17) and in 2018 with the Development the objective is exceeded at four receptor locations (Receptors 10, 11, 16 and 17). The maximum predicted concentration is 45.7µg/m 3 at Receptor 16 in 2018 with Phase 1 of the Development The predicted annual mean NO2 concentrations in 2018 are predicted to be below 60µg/m 3 at all receptor locations and as such the 1-hour mean objective is likely to be met at these locations Using the impact descriptors outlined in Table 9.8, the Development is predicted to result in a moderate impact at four receptor locations (Receptors 10, 11, 16 and 17), a slight impact at four receptor locations (Receptors 12, 14, 15 and 18) and a negligible impact at the remaining ten receptor locations. On review of the results, the predicted moderate impacts are a result of high annual mean NO2 concentrations without the Development, rather than a consequence of the operational Development. Using professional judgement, based on the severity of the impact and the concentrations predicted at the sensitive receptors it is considered that the effect of Phase 1 of the Development on local air quality would not be significant i.e. negligible As shown by the results in Table A9.8 in Appendix 9.1, the predicted NO2 concentrations at locations within the Development itself are below the relevant objectives in 2018 when assuming no improvements in future NOx and NO2. As such, it is considered that for NO2 objectives the effect of introducing residential uses to the Site is not significant. Completed Development Operational effects on local air quality associated with the completed Development in 2026 (Phase 2) would result from traffic generated by the Development. The results of the ADMS-Roads air quality modelling of operational traffic (based on current guidance, i.e. with reduced emission rates and background concentration to the completion year of 2026) are presented in Table 9.13 below. Table 9.13: Results of the ADMS-Roads Modelling at Sensitive Receptors Phase 2 Site ID Receptor 1: 5 Pew Hill NO2 Annual Mean (µg/m 3 ) PM10 Annual Mean (µg/m 3 ) PM10 Number of Days >50µg/m 3 PM2.5 Annual Mean (µg/m 3 ) 2014 Baseline Without Development With Development Change Receptor 2: 23 Evans Close 2014 Baseline Without Development With Development Change Environmental Statement: Chapter 9 - Air Quality Page 22 of 29

169 Site ID NO2 Annual Mean (µg/m 3 ) PM10 Annual Mean (µg/m 3 ) PM10 Number of Days >50µg/m 3 PM2.5 Annual Mean (µg/m 3 ) Receptor 3: 2 Birch Grove 2014 Baseline Without Development With Development Change Receptor 4: 90 Langley Road 2014 Baseline Without Development With Development Change Receptor 5: 18 Birch Grove 2014 Baseline Without Development With Development Change Receptor 6: 55 Langley Road 2014 Baseline Without Development With Development Change Receptor 7: Oxford Mews Flats 2014 Baseline Without Development With Development Change Receptor 8: 1 Langley Road 2014 Baseline Without Development With Development Change Receptor 9: 23a New Road 2014 Baseline Without Development With Development Change Environmental Statement: Chapter 9 - Air Quality Page 23 of 29

170 Site ID NO2 Annual Mean (µg/m 3 ) Receptor 10: 3 Little George Mead PM10 Annual Mean (µg/m 3 ) PM10 Number of Days >50µg/m 3 PM2.5 Annual Mean (µg/m 3 ) 2014 Baseline Without Development With Development Change Receptor 11: 31 Park Lane 2014 Baseline Without Development With Development Change Receptor 12: 3 Posthouse Park Lane 2014 Baseline Without Development With Development Change Receptor 13: 44 Malmesbury Road 2014 Baseline Without Development With Development Change Receptor 14: 53 Park Lane 2014 Baseline Without Development With Development Change Receptor 15: 33 Marshfield Road 2014 Baseline Without Development With Development Change Receptor 16: 19 Foghampshire 2014 Baseline Without Development With Development Change Environmental Statement: Chapter 9 - Air Quality Page 24 of 29

171 Site ID NO2 Annual Mean (µg/m 3 ) Receptor 17: Providence Terrace PM10 Annual Mean (µg/m 3 ) PM10 Number of Days >50µg/m 3 PM2.5 Annual Mean (µg/m 3 ) 2014 Baseline Without Development With Development Change Receptor 18: New Road 2014 Baseline Without Development With Development Change Receptor 19: Proposed: On-Site Residential 2026 With Development Receptor 20: Proposed: On-Site Residential 2026 With Development For accuracy, the changes arising from the completed Development were calculated using the exact output from the ADMS- Road model (i.e. numbers to at least 10 decimal places) rather than the rounded numbers presented in Table Nitrogen Dioxide (NO2) In 2026, both without and with the Development, all existing receptors are predicted to be below the NO2 annual mean objective. The maximum predicted concentration is 35.2µg/m 3 at Receptor 16 in Therefore, the 1-hour mean objective is also predicted to be met at all existing receptor locations Using the impact descriptors outlined in Table 9.8, the Development is predicted to result in a slight impact at two receptor locations (Receptors 10 and 11) and a negligible impact at the remaining sixteen receptor locations. Accordingly, it is considered that the Development would also have a negligible impact on hourly NO2 concentrations. Using professional judgement, based on the severity of the impact and the concentrations predicted at the sensitive receptors it is considered that the overall effect of the completed Development on local air quality would not be significant i.e. negligible. Particulate Matter (PM10 and PM2.5) As shown in Table 9.13, the annual mean concentrations of PM10 are predicted to be well below the objective of 40µg/m 3 in 2026 both 'without' and 'with' the Development at all the existing receptor locations considered. The maximum predicted concentration is 18.7µg/m 3 at Receptor 16 in The annual mean PM10 objective is therefore likely to be met in both scenarios Using the impact descriptors outlined in Table 9.8, the completed Development is predicted to result in a negligible impact at all existing receptors. Using professional judgement, based on the severity of the impact and the concentrations predicted at the sensitive receptors it is considered that the Environmental Statement: Chapter 9 - Air Quality Page 25 of 29

172 overall effect of the Completed Development on the annual mean PM10 objective would not be significant i.e. negligible The results in Table 9.13 indicate that in 2026 both without and with the Development, all existing receptor locations are predicted to be below the 24-hour mean PM10 objective value of 35 days exceeding 50µg/m 3. The maximum predicted concentration in all scenarios tested is 2 days at Receptor 16 in The 24-hour mean PM10 objective is therefore likely to be met in both scenarios Using the impact descriptors outlined in Table 9.8, the Development is predicted to result in a negligible impact at all existing receptors. Using professional judgement, based on the severity of the impact and the concentrations predicted at the sensitive receptors it is considered that the overall effect of the Completed Development on the 24-hour PM10 objective would not be significant i.e. negligible The results in Table 9.13 indicate that in 2026 both without and with the Development, all existing receptor locations are predicted to be below the annual mean PM2.5 objective value of 25µg/m 3. The maximum predicted concentration is 12.1µg/m 3 at Receptor 16 in The annual mean PM2.5 objective is therefore likely to be met in both scenarios Using the impact descriptors outlined in Table 9.8, the completed Development is predicted to result in a negligible impact at all existing receptors. Using professional judgement, based on the severity of the impact and the concentrations predicted at the sensitive receptors it is considered that the overall effect of the completed Development on local air quality would not be significant i.e. negligible Conditions within the Development As shown by the results in Table 9.13 the predicted NO2, PM10 and PM2.5 concentrations for locations within the Development itself are below the relevant objectives in As such, it is considered that for the NO2, PM10 and PM2.5 objectives the effect of introducing residential uses to the Site is not significant. Sensitivity Analysis The results of the sensitivity analysis in relation to NO2 (i.e. considering the potential impact of the Development against the current baseline, 2014, conditions) are presented in Table A9.9 in Appendix 9.1. These similarly comprises a conservative assessment for the same reasons outlined in respect of Phase 1 above. The overall predicted concentrations are higher than those presented above for 2026 due to higher background concentrations and vehicles emissions rates in 2014 than As shown in Table A9.9 in Appendix 9.1, in 2026 both without and with the completed Development, assuming no improvements in future NOx and NO2, are predicted to exceed the NO2 annual mean objective value of 40µg/m 3 at two receptor locations (Receptors 16 and 17) the annual mean objective is met at all other receptor locations. The annual mean objective is exceeded both with and without the Development, and the Development does not cause any new exceedences. The maximum predicted concentration is 43.4µg/m 3 at Receptor 16 in 2026 with the completed Development. Environmental Statement: Chapter 9 - Air Quality Page 26 of 29

173 The predicted annual mean NO2 concentrations in 2026 are predicted to be below 60µg/m 3 at all receptor locations and as such the 1-hour mean objective is likely to be met at these locations Using the impact descriptors outlined in Table 9.8, the completed Development is predicted to result in a moderate impact at four receptor locations (Receptors 10, 11, 16 and 17), a slight impact at four receptor locations (Receptors 12, 14, 15 and 18) and a negligible impact at the remaining ten receptor locations.. On review of the results, the predicted moderate and slight impacts are a result of high annual mean NO2 concentrations without the Development, rather than a consequence of the operational Development. Using professional judgement, based on the severity of the impact and the concentrations predicted at the sensitive receptors it is considered that the overall effect of the completed Development on local air quality would not be significant i.e. negligible As shown by the results in Table A9.9 the predicted NO2 concentrations at locations within the completed Development itself are below the relevant objectives in 2026 when assuming no improvements in future NOx and NO2. As such, it is considered that for NO2 objectives the effect of introducing residential uses to the Site is not significant. Mitigation and Likely Significant Residual Effects Demolition and Construction Nuisance Dust A range of environmental management controls would be developed and set out in the CEMP, with reference to the IAQM guidance relating to Medium Risk sites and should include: Removal of materials that have potential to produce dust, where possible; Enclosure of material stockpiles at all times and damping down of dusty materials during dry weather; Provision of appropriate hoarding and / or fencing to reduce dust dispersion and restrict public access; Maintenance of Site fencing, barriers and scaffolding clean using wet methods; Control of cutting or grinding of materials on the Site and avoidance of scabbling; Dust generating machinery e.g. disk cutters to be fitted with vacuums; Appropriate handling and storage of materials, especially stockpiled materials; Restricting drop heights onto lorries and other equipment; Fitting equipment with dust control measures such as water sprays, wherever possible; Using a wheel wash, avoiding of unnecessary idling of engines and routing of Site vehicles as far from sensitive properties as possible; Ensuring bulk cement and other fine powder materials are delivered in enclosed tankers and stored silos with suitable emission control systems to prevent escape of material and overfilling during delivery; Using gas powered generators rather than diesel if possible and ensuring that all plant and vehicles are well maintained so that exhaust emissions do not breach statutory emission limits; Switching off all plant when not in use; Environmental Statement: Chapter 9 - Air Quality Page 27 of 29

174 No fires would be allowed on the Site; and Ensuring that a road sweeper is available to clean mud and other debris from hard-standing, roads and footpaths Such measures are routinely and successfully applied to major construction projects throughout the UK, and are proven to reduce significantly the potential for adverse nuisance dust effects associated with the various stages of demolition and construction work. Therefore, it is considered that residual effects due to fugitive emissions would be negligible. Construction Vehicle and Plant Emissions All demolition and construction traffic logistics would be managed through the CEMP and should be agreed with Wiltshire Council. It is intended that all construction traffic (including HGVs) will approach and leave the Site via the Primary Road Network (PRN). A HGV routing plan has been agreed with Wiltshire Council and is shown on Figure 7.5. However, it is anticipated that the likely residual effect of construction vehicles entering and egressing the Site to air quality would remain as per the potential effect - that is, during the demolition and construction period the likely residual effects would be negligible Even in the absence of mitigation, the potential effect of any emissions from plant operation on the Site is considered to be negligible. This would therefore remain the likely residual effect. Completed Development As identified earlier in this chapter, even in the absence of mitigation, the Development is predicted to have a negligible impact on local air quality, which would result in a negligible air quality effect to relevant existing receptors and future residents of the Development. Accordingly, mitigation measures would not be required so residual effects would also be negligible However, as noted within Chapter 7: Traffic and Transport, a Travel Plan would be produced for the Development with the aim of reducing the number of car trips associated with the Development by actively promoting alternative modes of transport. This would have the potential to bring about air quality benefits It is considered that introducing residential uses to the Site is not significant and as such no mitigation measures are proposed. Summary The potential effects, mitigation and significance of likely significant residual effects is described in Table Environmental Statement: Chapter 9 - Air Quality Page 28 of 29

175 Table 9.14: Summary of Potential and Residual Effects Description of Effect Potential Effect Mitigation Residual Effect Demolition and Construction Dust from construction activities Emissions from construction vehicles Emissions from construction plant Completed Development Emissions from traffic and heating plant associated with the completed Development Introduction of residential receptors Temporary, short to medium term, local adverse effects of high to medium risk Temporary, short to medium term, local effect of minor adverse significance Routine environmental management control measures to prevent and control dust as specified in a CEMP Routine environmental management measures to control construction traffic as specified in a CTMP Negligible Negligible Negligible None Required Negligible Negligible Travel Plan Negligible Negligible None Required Negligible Environmental Statement: Chapter 9 - Air Quality Page 29 of 29

176 References 1 Council Directive 2008/50/EC of 21 May 2008 on ambient air quality and cleaner air for Europe 2 Defra, 2010, The Air Quality Standards (England) Regulations 3 Defra, 2007, The Air Quality Strategy for England, Scotland, Wales & Northern Ireland 4 Bate, K.J. and Coppin, N.J. 1991, Dust impacts from mineral workings, Mine and Quarry, 20 (3), 1991, pp DCLG (2012) National Planning Policy Framework (NPPF), The Stationery Office, TSO 6 DCLG (2014) Planning Practice Guidance: Air Quality (ID 32) (06 March 2014) 7 Wiltshire Council (2015), Wiltshire Core Strategy, Adopted January 2015, Wiltshire Council 8 Wiltshire Council (2006), North Wiltshire Local Plan 2011, Adopted June 2006, Saved Policies June 2009, Wiltshire Council 9 Defra (2016), Improving Air Quality in the UK: Tackling nitrogen dioxide in our towns and cities UK Overview Document (18 January 2016) 10 Environmental Protection UK & Institute of Air Quality Management (2015), Land-Use Planning & Development Control: Planning for Air Quality, EPUK & IAQM, London 11 Defra (2009), Local Air Quality Management Policy Guidance PG(09), DEFRA, London. 12 Institute of Air Quality Management, 2014, Guidance on the Assessment of dust from demolition and construction 13 Wiltshire Council (2015), Air Quality Action Plan for Wiltshire, June Wiltshire Council (2015), Air Quality Action Plan for Wiltshire, June Cambridge Environmental Research Consultants Ltd, ADMS-Roads, 2013, Version AEA, NOx to NO2 Calculator, Version 4.1, June Defra, 2012, Local Air Quality Management: Note on Projecting NO2 Concentrations Environmental Statement: Chapter 9 - Air Quality References

177 10. Soil and Ground Conditions Introduction This chapter, which was prepared by Waterman Infrastructure & Environment Limited ( Waterman IE ) presents an assessment of the likely significant soil and ground conditions effects of the Development. Particular consideration is given within the chapter to the likely significant effects of any existing ground contamination on human health and the environment This chapter provides a brief summary of relevant legislation, planning policy and guidance, and a description of the methodology adopted for the assessment. This is followed by a description of the relevant baseline conditions of the Site and the surrounding area, and an assessment of the potential effects of the Development during demolition and construction and once the Development is completed and operational. Mitigation measures are identified, where appropriate, to avoid, reduce or offset any adverse effects, following which a summary of the likely significant residual effects of the Development is provided, having regard to mitigation adopted This chapter is supported by the following reports presented in the following appendices: Appendix Preliminary Environmental Risk Assessment (PERA) - King Alfred s Gate - Langley Park, Chippenham, February 2016; and Appendix Remediation Strategy -, March Legislation, Planning Policy and Guidance Legislation Environmental Protection Act, Specific UK legislation on contaminated land is principally contained within Part IIA of the Environmental Protection Act (EPA). The legislation supports a systematic approach to the identification and remediation of land affected by historical contamination. The legislation endorses the principle of a suitable for use approach to contaminated land, where remedial action is only required if there are unacceptable risks to human health or the environment, taking into account the use of the land and its environmental setting. Contaminated Land (England) Regulations 2006 and Contaminated Land (England) (Amendment) Regulations, The Contaminated Land (England) (Amendment) Regulations and accompanying statutory guidance DEFRA (2012) Contaminated Land Statutory Guidance 3 describes a risk assessment methodology in terms of 'significant contaminants' and 'significant contaminant linkages' within a 'contaminant-pathway-receptor' conceptual model. The model comprises: The principal contaminant hazards (sources) associated with a site; The principal receptor(s) at risk from the identified hazards (for example, people, environmental assets, surface water and / or groundwater); and The existence, or absence, of plausible pathways which may exist between the identified hazards and receptor(s). Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 1 of 25

178 10.6. For land to be determined as contaminated in a regulatory sense, and therefore requiring remediation (or a change to less sensitive use), all three elements (contaminant-pathway-receptor) of a significant contaminant linkage must be present. The legislation places a responsibility on the Local Planning Authority (LPA) to determine whether the land or water in its area is contaminated by consideration of whether: significant harm is being caused or there is a significant possibility of such harm being caused; or significant pollution of controlled waters is being caused, or there is a significant possibility of such pollution being caused. The Water Resources Act, 1991 (as amended) The Water Resources Act 1991 (as amended) 4 seeks to protect the quality of water by setting out the functions of the Environment Agency (EA) and describing offences relating to water, discharge consents, and defences to such offences. The EA has the power to bring criminal charges against people or companies responsible for crimes concerning water. The Environmental Damage (Prevention and Remediation) Regulations, The Environmental Damage (Prevention and Remediation) Regulations, implements the associated European Union (EU) Directive 2004/35 in respect of environmental liability and remedying environmental damage. The Regulations introduced obligations to ensure that the polluter pays for damage caused. National Planning Policy and Guidance National Planning Policy Framework, The National Planning Policy Framework NPPF 6 stipulates that LPAs should ensure that new development is appropriate for its location taking account of ground conditions, pollution arising from previous uses and any proposals for land remediation in accordance with Part IIA of the EPA Paragraphs 109 and 120 to 122 (Section 11) Conserving and Enhancing the Natural Environment of the NPPF relate to contaminated land matters and state the following: The planning system should contribute to and enhance the natural and local environment by: - preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels or soil, air, water or noise pollution or land instability; and - remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land where appropriate. To prevent unacceptable risks from pollution and land instability, planning policies and decisions should ensure that new development is appropriate for its location. The effects (including cumulative effects) of pollution on health, the natural environment or general amenity, and the potential sensitivity of the area or proposed development to adverse effects from pollution, should be taken into account. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 2 of 25

179 Planning policies and decisions should ensure that: The site is suitable for its new use taking account of ground conditions and land instability, including from natural hazards or former activities such as mining, pollution arising from previous uses and any proposals for mitigation including land remediation or impacts on the natural environment arising from that remediation; After remediation, as a minimum, land should not be capable of being determined as contaminated land under Part IIA of the Environmental Protection Act 1990; and Adequate site investigation information, prepared by a competent person, is presented. In doing so, [LPAs] should focus on whether the development itself is an acceptable use of the land and the impact of the use, rather than the control of processes or emissions themselves where these are subject to approval under pollution control regimes. [LPAs] should assume that these regimes will operate effectively. Equally, where a planning decision has been made on a particular development, the planning issues should not be revisited through the permitting regimes operated by pollution control authorities. National Planning Practice Guidance, The NPPF Planning Practice Guidance 7 is not considered to materially affect the assessment of Soil and Ground Conditions. Local Planning Policy Wiltshire Core Strategy, Core Policy 56 of the Wiltshire Core Strategy 8 outlines Wiltshire Council s requirements for developments which are likely to be on or adjacent to contaminated land: Developers will be required to demonstrate the development site is, or will be, made suitable for the proposed final use and will need to provide one or more of the following documents: i) Detailed site history identifying possibly contaminative uses; ii) Site characterisation: the nature and extent of any contamination and the hazards and risks posed; iii) Detailed remediation scheme: including methodology and quality assurance; iv) Methodology to report unexpected contamination; v) Methodology to ensure verification of remedial works; vi) Details of the long term monitoring and maintenance proposals (where necessary). The need for, type and complexity of reports will depend on the specific site Core Policy 68 defines Wiltshire Council s approach to Water Resources and states the following: Development proposals within a Source Protection Zone, Safeguard Zone, or Water Protection Zone must assess any risk to groundwater resources and groundwater quality and demonstrate that these would be protected throughout the construction and operation phases of development Core Policy 69 identifies the need to protect the River Avon SAC and states:.development will need to incorporate measures during construction and operation to avoid and prevent pollution and mitigate potential disturbance effect. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 3 of 25

180 North Wiltshire Local Plan 2011, April 2006 (saved policies) Saved Policy NE18: Noise and Pollution of the North Wiltshire Local Plan , states the following: Development will only be permitted where it would not generate, or itself be subject to, harm upon public health or cause pollution to the environment.. Wiltshire Council Draft Contaminated Land Supplementary Planning Document, December The aims of the Contaminated Land Supplementary Planning Document 10 are: Aid in the identification of sites where contamination is relevant to the proposed development; The identification and management of risk from any historic contamination that may be present; The provision of a structured approach to investigation, remediation and validation of development sites where land contamination is a material consideration; and Consistency in dealing with sites where the legacy of potentially contaminative land use exists or is suspected. Other Guidance Guidance on assessing risks to human health and pollution to the environment under planning and development control is principally described in technical policy and guidance documents provided by the Environment Agency, British Standards and other professional organisations. There is extensive published national guidance. Key guidance used to inform the assessment is provided below. Environment Agency Model Procedures for the Management of Contaminated Land (CLR11), The Model Procedures for the Management of Contaminated Land (CLR11) 11 sets out the technical framework for structured decision making about land affected by contamination. The technical approach is designed to apply to a range of regulatory and non-regulatory situations including assessments under the planning regime, Part IIA of the EPA 1990, and voluntary investigation and remediation. The model procedures present the risk management framework for the management of land contamination and set out the processes of risk assessment, remediation options appraisal, and implementation of a remediation strategy through to verification. Environment Agency, Guiding Principles for Land Contamination 1 to 3, Good practice (as defined by the EA) for characterising the risks to controlled waters from contaminated land is set out in the Guiding Principles for Land Contamination 12. This aligns with, and uses similar terms and structure to, the model procedures and provides guidance in respect of clarifying roles and responsibilities, describing good practice to promote compliance with regulatory requirements and signposting authoritative guidance. The guidance focuses mostly on water issues which is the main area of responsibility for the EA in relation to land contamination. British Standards Institution (2011), BS 10175: 2011: Investigation of Potentially Contaminated Sites - Code of Practice BS10175 (2011) Investigation of Potentially Contaminated Sites Code of Practice 13 ; provides recommendations and guidance on inspecting land with naturally high levels of potentially harmful substances and provides guidelines on all stages of investigation into contaminated sites, from planning to delivery and reporting. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 4 of 25

181 Building Regulations, The technical guidance provided in Approved Document C 14, Site Preparation and Resistance to Contaminants and Moisture outlines an approach for the assessment of contamination and preparation of sites prior to redevelopment. Wiltshire Council Inspection Strategy for Contaminated Land The Inspection Strategy for Contaminated Land 15 identifies Wiltshire Council s role and responsibilities under Part IIA of the Environmental Protection Act 1990 and details the Council s adopted strategy for identifying, inspecting and recording contaminated land The key priorities in tackling contaminated land are identified as: i) To ensure that the council fulfils its statutory duties to identify potentially contaminated land in Wiltshire; ii) To secure the remediation of sites, including land owned where an unacceptable risk is being caused to human health or the environment; and iii) To secure remediation of contaminated land through means other than Part IIA, e.g. through the planning process or as part of voluntary remediation. Other Best Practice Guidance Best practice for the investigation, assessment and remediation of land affected by contamination is set out in a wide range of technical guidance. A number of the most relevant key documents are listed below: EA, 2006, Remedial Targets Methodology 16 : Hydrogeological Risk Assessment for Land Contamination: this defines the EA s approach to assessing risks to controlled waters; EA, 2009, Contaminated Land Exposure assessment (CLEA) Model Version : this is the model used to quantitatively assess risks to human health from contaminated land; EA, 2009, Human Health Toxicological Assessment of Contaminants in Soil, Science Report SC050021/SR2 18 : this provides the basis of choosing toxicological data to use in the CLEA model; EA, 2009, Updated Technical Background to the CLEA Model Report SC050021/SR3 19 : this sets key exposure assessment characteristics for use in the CLEA model; CL:AIRE, 2011, The Definition of Waste: Development Industry Code of Practice Version 2 20 : this provides a clear, consistent and streamlined process which enables the legitimate reuse of excavated materials on-site or their movement between sites with a significantly reduced regulatory burden; CL:AIRE, 2010, A Framework for Assessing the Sustainability of Soil and Groundwater Remediation 21 : this sets out the link between the principles of sustainable development and the criteria (environmental, social and economic) for selecting optimum land use design with sustainable remediation strategies and treatments; Construction Industry Research and Information Association (CIRIA) Guidance C665, , Assessing Risks Posed by Hazardous Ground Gases to Buildings: this defines a number of approaches to assessing risks to human health from ground gas; and BS8485, 2007, Code of Practice for the Characterisation and Remediation from Ground Gas in Affected Developments 23 : this defines a particular approach to assessing risks to human health from ground gas. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 5 of 25

182 Scope and Consultation The scope of this chapter includes an assessment of the potential effects during the demolition and construction phases, and the completed and operational Development, on the following: Potential risks and effect to construction workers and the general public during the construction works form any contaminated soils / dust / groundwater; Potential contamination to other sensitive receptors (such as groundwater) from the disturbance of any existing contamination, the creation of new pollutant pathways and the introduction of new sources of contamination during the construction works; Potential risks and effects to future residents, employees and visitors to the Development, once completed, from any ground contamination, taking into account remediation measures implemented as part of the Development; and Any risks and effects to other sensitive receptors (such as groundwater and surface water resources) associated with the proposed future uses of the Development In its EIA Scoping Opinion of 3 February 2016, Wiltshire Council referred the Applicant to Supplementary Planning Guidance on Contaminated Land. A summary of this document is provided above Wiltshire Council Environmental Health and Petroleum Licensing Departments, and the Wiltshire Council Planning Portal, were consulted as part of the preparation of the PERA (refer to Appendix 10.1). Full responses are included in the PERA. A summary of the responses is provided below. Wiltshire Council - Environmental Health The Environmental Health Officer (EHO) (29/01/2016) reported that former contaminated land uses existed on Site and that it is likely that Made Ground is present. Wiltshire Council - Petroleum Licensing Department The Environmental Health Officer (29/01/2016) indicated that multiple tanks and energy facilities were present on the Site. The tanks were situated to the south-west of the Site, where the previous brake and signal works were located. Five tanks / energy facilities were located to the centre and east of the Site associated with the former gas works. Two tanks / energy facilities were located to the north, where the former electrical works were situated. Wiltshire Council - Planning Department: Planning Explorer A search of planning records pertaining to the Site revealed approved planning applications with potentially contaminative elements, such as: installation of tanks, a generator and storage of hazardous substances. No Building Control records were identified on the Planning Explorer pertaining to the Site. Assessment Methodology and Significance Criteria Assessment Methodology Establishing Baseline Conditions A desk based Preliminary Environmental Risk Assessment (PERA) (Report Ref. WIB R JC dated February refer to Appendix 10.1) was undertaken by Waterman IE which utilised information obtained from existing records, information searches and consultations Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 6 of 25

183 pertaining to the Site. The PERA also utilised information obtained from an Environmental Site Appraisal (Report Ref. EED R MA dated July 2014) and a PERA for the former gas holder area adjacent to the east of the Site (Report Ref. EED R EB), both undertaken by Waterman IE. The Environmental Site Appraisal also incorporated site investigation data obtained by others pertaining to the Site. These reports are included as Appendix C to the PERA (Appendix 10.1) The aims and objectives of the Environmental Site Appraisal were as follows: To complete a single phase targeted intrusive site investigation that will complement existing data, and address key gaps and uncertainties in the current data set; To prepare an interpretative assessment of the Site using all new and existing environmental data to draw conclusions in relation to the site geology, hydrogeology and contamination characteristics; To undertake quantitative risk assessment at both generic and detailed levels, as appropriate, using standard tools and approaches, in order to reach reasonable conclusions regarding the degree of risk in the context of, continued commercial use and proposed redevelopment for a variety of uses; and To incorporate a Statement of Remediation Principles based on the findings of the investigation and assessments Waterman also consulted those organisations identified above to obtain information relating to potential historical sources of contamination at the Site Baseline data and information was obtained from the following sources: Waterman PERA (presented in Appendix 10.1) containing a review of the following information sources: - British Geological Survey (BGS) 1:50,000 Series Geological Sheet Bath 24, BGS Geology of Britain online maps and borehole records 25 ; - Environment Agency online data maps 26 ; Groundwater maps Source Protection Zone maps Surface Water Quality maps - Information provided as part of a Landmark Envirocheck Report 27, including: Water abstraction, discharge and pollution data; Registered waste management sites; Mining records and ground stability data; Protected areas of environmentally sensitive land uses or conservation; and Other relevant designations and/or authorisations and Trade Directory entries. - Geological information and soil chemical data obtained from intrusive investigation undertaken at the Site by Waterman IE and others; and - Review of historical maps from 1886 to A Site walkover undertaken by Waterman IE on 26 January 2016; and Consultation with Wiltshire Council s Planning, Building Control, Petroleum Licensing and Environmental Health Department, and National Grid (responses contained in Appendix 10.1). Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 7 of 25

184 The ground investigation carried out by Waterman IE as reported in the Environmental Site Appraisal (refer to Appendix C of the PERA in Appendix 10.1) comprised drilling 51 window sample locations (2.0m to 5.0m bgl) and 16 rotary drilling locations (6.0 to 26.0m bgl). A total of ten window sample holes and all 16 rotary holes were installed with monitoring wells to allow ground gas monitoring, collection of groundwater samples and monitoring groundwater depths. Ten vapour monitoring wells were installed to facilitate the collection of vapour samples The ground investigation locations were selected to specifically target locations of previous and / or current potentially contaminative structures or activities based on the historical layout of the Site. Additional locations were also selected to provide information on ground conditions to support previous site investigation and to provide coverage for potential development scenarios Groundwater and ground gas monitoring of all installed (new and historic) wells was undertaken on one occasion in April Soil and groundwater samples were submitted for analysis for a suite of organic and inorganic contaminants. The results of the ground investigation were used to inform Detailed Quantitative Risk Assessments (DQRA) for both controlled waters and vapour risks and to refine a conceptual site model for a mixed commercial and residential end use As part of the PERA, the soils chemical data assessed as part of the ground investigation was reassessed against the Waterman Generic Assessment Criteria (GAC) for soils with 1% Soil Organic Matter. Results were assessed against commercial or residential end use depending upon the location of the exploratory hole in relation to the proposed Development. The soils results from a depth of up to 1.2mbgl were reassessed to reflect typical routine excavation depths. Development of Conceptual Site Model In order to evaluate the potential and likely residual contamination risks associated with the Site, a contaminant-pathway-receptor model was formulated as part of the PERA. The contaminantpathway-receptor model was formulated in line with the approach suggested in CLR11. Accordingly, the conceptual model includes: Identification of potential ground contaminant(s); Identification of potential contaminant receptor(s); Identification of potential pathway(s); Identification of potential ground contamination risk(s); and Assessment of the relative significance of the potential ground contamination risk. Assessment of Significant Effects The findings presented in the PERA have been used to inform the qualitative assessment of likely significant effects resulting from any ground contamination that exists at the Site, and are presented in this chapter. Using the information obtained from the above sources, an appraisal of the means by which sources might affect receptors (the pathways) has been carried out. Limitations and Assumptions The assessment presented in this chapter is based on the information presented in the PERA (Appendix 10.1) Appropriate foundation types for the Development are currently being considered and have not been finalised. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 8 of 25

185 Significance Criteria There are no published criteria for assessing the significant likely effects from ground conditions and contamination. Significance criteria have therefore been developed using the criteria outlined in Chapter 2: EIA Methodology of this ES, contaminated land guidance, and professional expert judgement An adverse effect with respect to ground contamination relies on the presence of a contaminant, pathway and receptor contaminant linkage with a potential beneficial effect being the result of the removal of or reduction of a contaminant, pathway, and receptor linkage. The significance of the likely effect depends on the value of the resource, the sensitivity of the receptor and the ways in which the Development can provide a pathway to the receptor. The significance of an effect partly depends on the timescales involved, i.e. short, medium or long-term and the extent of the area affected In view of the above, the assessment of likely significant and residual effects has been based on the following Significance Criteria set out in Table Table 10.1: Significance Criteria for Soils and Ground Conditions Assessment Significance Adverse Effect of Major Significance Adverse Effect of Moderate Significance Adverse Effect of Minor Significance Negligible Beneficial Effect of Minor Significance Beneficial Effect of Moderate Significance Beneficial Effect of Major Significance Significance Criteria High risk site classification acute or severe chronic effects to human health and / or animal / plant populations predicted. Effect on a potable groundwater or surface water resource of regional importance e.g. Principal Aquifer, public water reservoir or inner Source Protection Zone of a public supply borehole. Medium risk site classification and proven contaminant linkages with human health and / or animal / plant populations, with harm from long-term exposure. Effect on a potable groundwater or surface water resource at a local level e.g. effect on an outer groundwater Source Protection Zone or Principal Aquifer, which is not abstracted locally. Temporary alteration to the regional hydrological or hydrogeological regime or permanent alteration to the local regime. Low risk site classification and potential contaminant linkages with human health and / or animal / plant populations identified. Reversible, localised reduction in the quality of groundwater or surface water resources used for commercial or industrial abstractions, Secondary Aquifer. Low risk site classification no appreciable effects on human, animal or plant health, potable groundwater or surface water resources. Risks to human, animal or plant health are reduced to acceptable levels. Minor local scale improvement to the quality of groundwater or surface water resources used for commercial or industrial abstraction. Risks to human, animal or plant health are reduced to acceptable levels. Moderate local improvement to the quality of potable groundwater or surface water resources. Significant improvement to the quality of groundwater or surface water resources used for public water supply. Major reduction in risks to human, animal or plant health. Regional scale improvement to the quality of potable groundwater or surface water resources. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 9 of 25

186 Baseline Conditions Existing Baseline Current Site Activities The Site comprises an operational industrial park, although some of the buildings on Site are no longer occupied Existing land uses and activities are detailed in Chapter 3: Site and Surrounding Area. However, a summary of land uses relevant to the ground conditions and contamination assessment is provided in Table 10.2 and below. Table 10.2: Summary of Potentially Contaminative Activities on-site Potential Issue Description Condition Underground Storage Tanks (and fuel lines) Aboveground Storage Tanks (and fuel lines) Drainage Hazardous Materials Two large below ground tanks at the east of the former Paint and Plating Shop. No operational underground fuel tanks noted. Although, Site management confirmed below ground fuel tanks were historically present in the area of Oak Furniture Land showrooms, these have been removed, however. Red diesel tank and portable fuel drum within the CD Fencing compound. A 2,580-litre double skinned diesel fuel tank located outside a Siemens Railway Unit used to refuel the adjacent generator. A spill kit was also stored in the compound. A locked cabinet used to store empty degreaser containers and periodically emptied via controlled waste was located within an external area of the Siemens Railway units. Gas cylinders across the Site (propane, nitrogen hydrogen, oxygen and carbon dioxide. Surface water across the Site and foul drainage is understood to enter the public sewer. Fuel/chemical interceptor associated with the former paint works in the west of the Site Various chemicals stored in the IXYS chemical store. Both tanks were partially filled with rainwater. No sign of leakages. The large red diesel tank was locked. The portable fuel drum was in secondary containment. Tank and generator appeared to be in good condition. No evidence of spillages on adjacent ground. Stored both within units and external to units within cages. Surface drains appear to be functional, blockages were not noted. Interceptor is redundant. Storage containers appeared to be adequate, although some staining was present. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 10 of 25

187 Potential Issue Description Condition Solid and Liquid Waste Storage Electrical Substation Facilities Drums of unknown liquids in the Thornbury Surfacing yard. The majority of waste across the Site comprised general waste and recyclables. A large double skinned tank adjacent to the Siemens Railway units was noted as holding quadralene waste rinse water. Numerous facilities were recorded across the Site. Based on the information detailed on each substation, none were noted as containing PCBs. Drums not stored in secondary containment, although appeared to be sealed. Waste storage areas and containers appeared to be in adequate conditions across the Site. All substations appeared to be in a good condition with no signs of leakages. Visual inspections did not identify any surface staining in areas where substations had been removed. Environmental Licenses and Permits The Envirocheck report identified the following licences and consents for potentially contaminative land uses registered to the Site. Full details are provided in the PERA in Appendix Two Environmental Permits for a Part B Activity (former Local Authority Pollution, Prevention and Controls) registered to the Site. Registered to Sure Cast for Iron steel, and non-ferrous metal foundry processes, and registered to Westinghouse Rail Systems Ltd for coating manufacturing The Envirocheck report also lists two active Contemporary Trade Directory entries registered to the Site. These are Westinghouse Rail Ltd (railway equipment manufacturers) and Westcode Semi- Conductors (electronic component manufacturers and distributors) A licensed Waste Management Facility is located approximately 150m north-east of the Site, discharge consents 360m south-west and 420m east of the Site, and an environmental permit pertaining to a dry cleaners approximately 500m south-west of the Site. Current Activities Surrounding the Site Factories and warehouses are located to the north of the Site with agricultural land beyond these. Part of the IXYS building in the north of the Site is located outside of the Site s boundary. The IXYS building off-site contained a generator room with two 2,000 litre diesel fuel tanks and generators Operational railway land, residential property and agricultural land are located to the east of the Site. Commercial, light industrial, residential and open space land uses are present to the south with the River Avon beyond. Chippenham Railway Station is to the south-west with residential properties to the west. Historical Land Uses A review of the historical maps with a focus on potentially contaminative historical land uses covering the Site and surrounding area was undertaken as part of the preparation of the PERA and is included in Appendix A summary of the review is presented below. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 11 of 25

188 Historical Land Uses on the Site Historical potential sources of contamination on Site were identified as: Railway signal works and associated railway sidings in the south-west of the Site from the late 1800s; Gas works in the east of the Site from the early 1900s; Numerous tanks identified on Site from the 1930s; Industrial units and engineering works across the Site from circa 1950; and Electrical substations across the Site. Historical Land Uses in the Vicinity of the Site Historical potential sources of off-site contamination were identified as: Railways, engine and goods sheds to the south of the Site shown on historical map from the late 1800s; Factories, iron foundry, various works and associated tanks within 150m of the south-west of the Site from the late 1800s; Cattle market, pig and sheep pens and a cess pit filter 50 to 200m south-east of the Site from circa 1960; Warehouse, tyre service depot, a garage and associated tanks within 200m of the south-east of the Site from circa 1960; and Warehouses, industrial units, works and tanks in close proximity to the north of the Site from circa Environmental Setting Geology The geology of the Site was established using information obtained from the Waterman IE ground investigation, BGS maps and online records. A summary of the geology underlying the Site is provided within Table Further detail is provided in the PERA in Appendix 10.1, and the Waterman IE Environmental Site Appraisal Report which is contained in Appendix C of the PERA. Table 10.3: Site Geology Name Depth to Top of Stratum (m bgl) Made Ground Thickness (m) Typical Description Concrete and tarmac hardstanding underlain by reworked sand gravel and clay of varying proportions, with intermixed fragments of ash, wood, brick, concrete, clinker and rootlets. Hydrocarbon staining and odour present at WS619 and WS625. Location at the Site Whole Site Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 12 of 25

189 Name Depth to Top of Stratum (m bgl) Thickness (m) Typical Description Location at the Site Kellaway Sand Orange brown mottled grey very clayey medium Sand Kellaway Clay m Soft grey slightly silty/sandy Clay Kellaway Clay m Firm grey sandy gravelly Clay with limestone gravels North of the Site North and Centre of the Site North and Centre of the Site Predominantly Kellaway Clay formation becoming undifferentiated Cornbrash Formation at depth Cornbrash Formation m Firm to very stiff dark grey thickly laminated slightly calcareous slightly sandy Clay occasional bands of grey fine limestone at depth m Weak light brown medium grained calcareous limestone, highly weathered, highly fractured Centre and South of the Site Whole of the Site Cornbrash Formation with potentially undifferentiated Forest Marble at depth) m (undefined) Weak to strong blue grey thinly laminated slightly argillaceous calcareous limestone with occasional bands of weathered fine grey clay Whole of the Site Upper Forest Marble formation or undifferentiated Cornbrash Formation m (undefined) Stiff dark blue grey slightly calcareous slightly silty Clay Occasional fine angular limestone gravels in BH611 Whole of the Site Hydrogeology The hydrogeological regime underlying the Site is summarised below. Further detail is provided in Appendix There are three productive aquifers indicated underlying the Site. The Kellaway Sands and Cornbrash Formation are classified as Secondary A Aquifers (permeable layers that may be important in supplying local abstractions or in providing baseflow to rivers). The lower limestone unit of the Forest Marble Formation is classified as a Principal Aquifer (layers of rock that have high intergranular and / or fracture permeability - meaning they usually provide a high level of water storage) Made Ground, Kellaway Clays and the upper unit of the Forest Marble Formation are not classified as aquifers and contain insignificant quantities of vertically or laterally extensive groundwater The Site is located within a groundwater Source Protection Zone (SPZ) Outer Zone subsurface activity only (Zone 2c). Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 13 of 25

190 There are no registered groundwater abstraction points located on the Site. The nearest reported groundwater abstraction is approximately 1.4km south of the Site Information presented in the PERA and detailed in the Environmental Site Appraisal report (Appendix 10.1) indicated groundwater levels in the Kellaway Sands between 73.73m AOD and 77.91m AOD. Groundwater within the Kellaway Clay Formation was indicated to be present 64.4m AOD to 68.38m AOD, in the Cornbrash Formation between 55.03m AOD and 60.28m AOD, and between 50.02m AOD and within what was suspected to be the Forest Marble Groundwater flow was reported to generally follow the Site s topography in the Kellaway Sand Formation and flows towards the south and south-east of the Site. Groundwater within the Cornbrash Formation in the southern portion of the Site was reported as flowing towards the east and south-east. Historic monitoring data indicated that the northern portion of the Site is likely to be a local watershed with groundwater flow towards the south-west, south and south-east and north-east. Hydrology The nearest surface water feature to the Site is a drain which runs along a small section of the north-eastern boundary of the Site. The River Avon is located approximately 400m south of the Site. This section of the River Avon flows in a south to south-west direction. According to the Ecological Potential under the Water Framework Directive, the Environment Agency has classified this section of the River Avon as having poor ecological quality. Key Contamination Findings Detailed in the Environmental Site Appraisal The findings of the Environmental Site Appraisal report are presented in the PERA (refer to Appendix 10.1) and a summary is presented below. All alphanumeric references relate to exploratory holes as defined in the PERA. Soil chemical analysis presented in the ground investigation report was reassessed for the PERA to account for updated GAC for the protection of human health. The details of the exceedances are presented in Section 3.3 of the PERA. Results were assessed against a commercial or residential end use criteria (1% Soil Organic Matter (SOM)) based on the exploratory hole locations in relation to the Development s layout. Assessment was undertaken on samples taken from a depth of within 1.2m bgl to reflect typical the horizon of soil typically interacted with by humans. Soils - Residential End Use Elevated concentrations of organic and inorganic contaminants were identified in areas of proposed residential end uses Exceedances of the GAC for inorganic contaminants were identified for Arsenic (three samples), Beryllium (three Samples), Lead (eight samples) and Mercury (seven samples) Exceedances of the GAC for Arsenic, Beryllium, Lead and Mercury were recorded in the southwest of the Site. Exceedances of one or more of these determinands were identified in WS625, WS625A, WS625B and BH601. Concentrations of Arsenic, Lead and Mercury exceeded the GAC in exploratory hole WS633 in the south of the Site. Other exceedances of inorganic contaminants were identified in the south of the Site in WS662 (Beryllium and Mercury), WS652 (Lead) and WS663 (Mercury). Exceedances of the GAC for Lead were also identified in samples taken from VS610 and VS661 in the west of the Site and WS630 (Arsenic) in the south-east. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 14 of 25

191 Speciated Total Petroleum Hydrocarbon (TPH) (Aromatic Hydrocarbons EC12-EC16, EC16-EC21, and EC21-EC35) were elevated in samples taken from WS633 and WS663, both in the south of the Site. Aromatic Hydrocarbons EC16-EC21 were elevated in a sample taken from WS631 in the south-east of the Site A single exceedance of Benzene was identified. This was located in a sample taken from WS619 in the south. 10No. exceedances of Trichloroethene (TCE) were identified in soil samples located across the proposed residential area. Elevated speciated Polycyclic Aromatic Hydrocarbons (PAHs) including Naphthalene, Benzo(a)anthracene, Chrysene, Benzo(b)fluoranthene, Benzo(a)pyrene, Indeno(1,2,3-cd)pyrene and Dibenzo(ah)anthracene were also identified in soil samples taken from across the proposed residential area No visible asbestos was identified in the soils. However, asbestos fibres (chrysotile or amosite) were detected in samples taken from WS633 and WS663 in the south of the Site and BH615 in the east of the Site. Asbestos quantification was attempted however concentrations were below the limit of quantification of 0.001%. Soils - Commercial End Use Elevated concentrations of organic contaminants were identified in areas of proposed commercial end uses. An elevated concentration of TCE was identified in WS629 in the south of the Site and an elevated concentration of Dibenzo(a)anthracene was identified in WS632 in the south-east of the Site No visible asbestos was identified in the soils. However, asbestos fibres (chrysotile) were detected in samples taken from WS632 in the east and WS602 in the north-east of the Site. Asbestos quantification was attempted however concentrations were below the limit of quantification of 0.001%. Groundwater The River Avon, to the south of the Site, was considered to be the most relevant controlled waters receptor based on the inferred direction of groundwater flow. Therefore, groundwater monitoring data was compared to Environmental Quality Standards (EQS) for freshwater Elevated concentrations of Boron and Sulphate were recorded in the northern and central areas of the Site. Elevated concentrations of speciated PAHs were recorded in several monitoring wells in the north and south of the Site Elevated concentrations of several PAHs were also recorded in two monitoring wells screening deeper groundwater in the Cornbrash Formation and Forest Marble. These were located in the south and central portions of the Site Elevated Volatile Organic Compounds (VOCs) were recorded in groundwater across the Site with impacted areas noted around the Chemical Store, Westcode Semi-Conductors, the North Car Park, the former TCE Store and the former Paint and Plating Shop - all known areas of historic contamination Other areas of VOC impact are situated nearby the former retort house located in the south of the Site where elevated concentrations of TCE and carbon tetrachloride were recorded. Downgradient from the Retort House, on the southern Site boundary, elevated concentrations of 1,1,1- trichloroethane were recorded. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 15 of 25

192 Overall, the results of the groundwater analysis identified several impacted areas on the Site: These areas were considered as: Westcode Semi-Conductors; the North Car Park; the former Paint and Plating Shop; the former TCE Store; the Area in the Vicinity of BH625 in the south of the Site; and the area near the Retort House Further Detailed Quantitative Risk Assessment (DQRA) was carried out using the Environment Agency s Remedial Targets Methodology (RTM) worksheets in order to assess in more detail the potential downgradient impact of the compounds exceeding their relevant GACs. The DQRA concluded that there was a low risk to controlled waters (off-site groundwater bodies and the River Avon) and that a programme of groundwater treatment was not anticipated. Ground Gas and Vapours One ground gas monitoring visit was undertaken. Methane and carbon dioxide concentrations in the monitoring wells were both recorded below the limit of detection. Depleted oxygen levels were not recorded Vapour monitoring identified elevated concentrations of chlorinated solvent vapours at several locations, including Westcode Semi-Conductors in the north of the Site; the Chemical Store and Paint and Plating Shop in the central portion of the Site; and a former TCE Store in the south of the Site. Contamination Sources Potential sources of contamination relating to historical and current uses of the Site have been identified via the conceptual site model and the information from the ground investigation The following historic and current sources of contamination have been identified as potential sources of contamination in the underlying soils and groundwater: Made Ground and some shallow natural soils containing asbestos fibres, metals, metalloids, PAHs, VOCs and Semi-volatile organic compounds (SVOCs) as a result of current and historical land uses on Site such as chemical storage, railway land, various works such as railway signal works and gas works, fuel storage tanks, historical substation facilities; Shallow groundwater containing inorganic contaminants such as boron and sulphates, and organic contaminants such as PAHs, VOCs and SVOCs as a result of current and historical land uses on Site During demolition and construction, it is anticipated that the new sources of contamination introduced and stored on Site would be diesel fuel, oils, chemicals and other construction materials. If demolition works are not carefully managed, there are also potential risks for residual spills, leaks of fuels and oils and the uncontrolled release of contaminants from the buildings undergoing demolition. Once the Development is completed, it is anticipated that small quantities of oils, fuels, and maintenance fluids would be introduced to the Site at ground floor level in residential areas. It is anticipated that fuel storage tanks and generators would continue to be used in commercial areas. Potential Receptors Based on the Site s environmental setting and the proposed Development and end use of the Site, the following potential receptors have been identified that may be affected by contamination: Human health, including future Site users, visitors and occupants, construction and maintenance workers and off-site land users including residential occupants; Controlled waters including shallow groundwater in the Kellaway Sand Formation, deeper groundwater within the Cornbrash Formation and the Forest Marble, and the River Avon; Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 16 of 25

193 Flora and fauna in the proposed soft landscaping areas of the Development; and Buried property and buried services such as foundations and plastic water pipes. Potential Contamination Pathways Potential pathways which may exist on the Site, or could be established during the demolition and construction works and / or once the Development is completed, are as follows: Inhalation, dermal contact and ingestion of contaminated soils, dust and groundwater by construction workers, the general public, and future Site users. Ingress into buildings of elevated concentrations of ground gases and vapours. Accumulation in internal and confined spaces with potential risk of explosion, inhalation and asphyxiation; Leaching of contaminants from soils to groundwater bodies - Secondary A Aquifers within the Kellaway Sand Formation and Cornbrash Formation (where contaminants exist at significant levels in the soils); Direct contact by future subsurface structures both on and off-site; Direct contact and root uptake by existing and future on-site vegetation; Vertical migration through pile penetrations to the deep aquifer; and Migration of potential contamination from off Site sources to the Site Overall, the PERA concludes that, in the absence of mitigation, the Site is currently a medium risk with respect to human health, property and controlled waters. This is due to the presence of plausible contaminant linkages to elevated concentrations of contaminants in soils and groundwater and elevated vapour concentrations. Predicted Future Changes in the Baseline The following buildings will be subject to advance demolition works, ahead of the implementation of the Development: The Oak Furniture Land Warehouse; The former Paint and Plating Shop; The Chemical Store and disused building to the south of the North Car Park; The derelict buildings to the north of Siemens Rail; and The building to the south of the Site management offices, situated on the Site boundary In addition, the partial demolition of Avon House (20 th century additions) and the adjacent Nissen hut in the north of the Site is also proposed to be carried out in advance of the Development via a separate application for listed building consent If demolition works are not carefully managed, there would be potential for residual spills and leaks of fuels and oils to underlying soils and groundwater, and for the uncontrolled release of contaminants from the buildings undergoing demolition to the surrounding environment. However, all demolition activities would be tightly controlled and managed via the implementation of both relevant legislative requirements and best practice guidance so as to minimise contamination risks and effects to the environment (including human receptors) to acceptable levels. Demolition of these buildings would be to slab level only, and as such the above advance demolition works would not have any bearing on the assessment of ground conditions and contamination within this chapter, as all excavation and subsequent redevelopment would be carried out as part of the implementation of the Development. As such, the future baseline of the soil and ground conditions are not considered likely to alter as a result of these advance demolition works. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 17 of 25

194 Potential Effects Demolition and Construction The main issues relating to the assessment of contamination risks and effects during the demolition and construction works include: Potential exposure of the general public and workers at the Site to contamination within the soil and in groundwater and stockpiled materials; Potential for the mobilisation of contamination from soil to groundwater that currently are not adversely affected by contaminants, through the creation of new migration pathways; Potential for demolition and construction activities to cause soil, surface water or groundwater contamination, for example, as a result of accidental spillages of fuel or poor construction site housekeeping; and Exposure of existing limited ecosystems to contamination during the demolition and construction works. Potential Effects to Human Health from Ground Contamination During the demolition and construction works, workers on the Site will be more likely to be exposed to sources of contamination than the public as the area comprising the demolition and construction works would not be accessible to the public. However, there is the potential for contaminated dust or material to be windblown off the Site Demolition and construction works, particularly earthworks, could disturb localised ground contamination and contaminated groundwater and potentially expose construction workers to this contamination. These activities could create plausible contaminant linkages through inhalation and / or ingestion pathways and direct dermal contact. Areas of hardstanding at ground level will be required to be broken out to facilitate the Development. This will expose the underlying soils which could result in construction workers being exposed to areas of contamination where potential contaminant pathways did not previously exist to human receptors The Site investigation identified elevated concentrations of chlorinated solvent vapours at several locations including Westcode Semi-Conductors in the north of the Site; the Chemical Store and Paint and Plating Shop in the central portion of the Site; and a former TCE Store in the south of the Site. During earthworks required for the creation of formation levels, service corridors and in preparation for the construction of foundations for structures on both the residential and commercial aspects of the Development in the aforementioned areas, there is potential, in the absence of mitigation, for vapours to emanate from contaminated soils surrounding voids that are created through excavations. These could accumulate in any poorly ventilated confined spaces pose a risk to construction workers All demolition and construction workers will be subject to mandatory health and safety requirements under the Construction (Design and Management) (CDM) Regulations , Control of Substances Hazardous to Health (COSHH) Regulations and The Confined Space Regulations Site workers and visitors will therefore be required to use appropriate personal protective equipment (PPE) and respiratory protective equipment (RPE), thereby minimising the risk of exposure to potentially contaminated soils, dust, ground gas and groundwater. Adherence to legislative requirements and good practice will significantly reduce the potential health and safety risk posed to demolition and construction workers and Site visitors from ground contamination, groundwater contamination and elevated ground gas. Therefore, the likely effect is considered to be negligible. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 18 of 25

195 In dry and windy conditions, dust could be generated by exposed and stockpiled soils and from the demolition works. Under these conditions, local residents and the general public in the vicinity of the Site and users of adjacent sites to the active construction works could temporarily be exposed to any contaminants present in the exposed soils, or in stockpiled materials (including demolition materials) via inhalation. In the absence of mitigation, the effect on local residents and general public in the vicinity of the Site has the potential to be short term, local, adverse and of minor significance. Potential Effects to Controlled Waters from Ground Contamination During demolition and construction, areas of existing hardstanding at ground level will be broken out to accommodate the Development. Such works will increase the permeable cover of the Site allowing increased rainwater and surface water run-off infiltration to the ground and potentially to the underlying Kellaway Sands and Cornbrash Formation Secondary A Aquifers. These works could also expose areas of contamination, such as those identified by the site investigation, which could leach into the Secondary A Aquifers following rainfall events To facilitate demolition and construction, it is anticipated that sources of contamination will be introduced and stored on the Site, for example, diesel fuel, oils, chemicals and other construction materials. There is also the potential for release of residual fluid, oils, fuels, and contaminated dust from the demolished structures on Site. As a result, there would be a risk of leakages or spillages directly or indirectly (for example, via surface water drainage systems) into the ground and the Secondary A Aquifers within the Kellaway Sands and Cornbrash Formation. Storage of such materials and remediation measures in the event of a spill will be undertaken in accordance with the Environmental Damage (Prevention and Remediation) Regulations Hazardous materials from demolition and construction works will be managed in accordance with the Control of Substances Hazardous to Health (COSHH) Regulations In such circumstances, and in consideration of existing contamination in the shallow groundwater, the likely effects, in the absence of mitigation, will be short-term, local, adverse and of minor significance. Likely effects to the River Avon during the demolition and construction phase as a result of off-site migration of contaminants in groundwater would be negligible Shallow foundation types, are likely to be used during the construction of the Development. These have the potential to create preferential pathways for contamination in shallow soils to shallow groundwater In the absence of mitigation, the effect is likely to be, short-term, local, adverse and of minor significance. Completed Development Potential Effects to Human Health from Ground Contamination Made Ground in proposed areas of soft landscaping, such as open spaces and gardens, is considered an unsuitable growth medium for vegetation. Topsoil is largely absent on Site therefore capping layers comprising imported certified clean material will be used. The minimum thickness of the capping layers will be 300mm for open space and commercial land use and 600mm for residential private gardens. Furthermore, contained planters, tree pits etc will also be utilised Large areas of the Development and the retained commercial areas will comprise buildings and hardstanding which will also form an effective barrier to any residual contamination within the ground beneath the Site. Accordingly, having regard to all of the above measures, it is considered that the likely contamination effect upon occupants, users and visitors to the Site would be negligible. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 19 of 25

196 The residential elements of the Development will incorporate ground gas / vapour protection measures in new buildings depending on their location. However without this measure, the potential effects associated with ground gas and vapours would be long term, local and of moderate adverse significance. Potential Effects to Controlled Waters from Ground Contamination Any hazardous materials kept on the Site will be stored and maintained in accordance with relevant legislation which aims to reduce contamination risks. Whilst accidental spillages cannot be ruled out (for example, from the storage of hazardous materials and / or fuel spillages), the Development will comprise buildings and drained hardcover, in particular the commercial land use areas which will prevent the majority of rainwater and surface run-off infiltration into the ground. The drainage system will be designed to incorporate interceptors, filters and silt traps to avoid the discharge of any fuels or oils that have entered the system into the underlying groundwater The reuse of materials in line with the WRAP and CL:AIRE protocols requires reused materials to not have a detrimental impact on the environment and human health. The WRAP protocol requires the demolition materials to be inert and for compliance checking to be undertaken The reuse of soils on Site in line with the CL:AIRE Code of Practice, the recovery of demolition materials in line with the WRAP protocol, and the use of clean imported capping layers for soft landscaping and private gardens will ensure that leaching of contamination in soils to the underlying shallow aquifers is unlikely and the likely effect to controlled waters at the completed Development stage is negligible. Potential Effects to Property from Ground Contamination All structures, including buried structures, and services within the Development will be suitably designed for the ground conditions at the Site and withstand adverse effects from any residual contamination. This will include the selection of appropriate water supply pipes such as barrier pipes, the use of clean corridors for services, and buried concrete designed in accordance with BRE Special Digest 1 (2005) 31. Therefore, likely effect on the buried structures and services will be negligible Residual contaminated shallow groundwater may still exist underlying the Site at the completed Development stage. Therefore, there is the potential for off-site migration and adverse effects to off-site buried structures and services. However, in consideration of the groundwater regime as detailed in the Waterman IE ground investigation (refer to Appendix C of Appendix 10.1), including the flow direction, the likely effect is considered to be negligible. Potential Effects to Vegetation from Ground Contamination Given the general lack of top spoil on Site, areas of soft landscaping within the Development will be created by the import of certified suitable material. This will provide a suitable growth medium for vegetation on Site. As such, likely effects to vegetation from residual contamination are considered to be negligible. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 20 of 25

197 Mitigation and Likely Significant Residual Effects Demolition and Construction Likely Significant Effects to Human Health from Ground Contamination A Construction Environmental Management Plan (CEMP) for the demolition and construction works will be implemented and will cover methods for managing and minimising windblown dust, the correct disposal of waste, methods for handling and storing fuels, oils and for dealing with accidental spills and leaks. Dampening down and covering soil stockpiles will eliminate the instance of windblown dust and the potential for inhalation of potentially contaminated dust by Site workers and off-site receptors. The correct management of fuels and wastes will reduce the likelihood of spillages and Site users coming into contact with potentially contaminated materials. All hazardous materials associated with the works will be subject to risk assessment Adhering to a CEMP, as well as the aforementioned legislative provisions, will ensure that residual effects from ground contamination to human health for workers and visitors, and to the general public outside of the Site, during the demolition and construction phase, are considered to be negligible. Likely Significant Effects to Controlled Waters from Ground Contamination Contamination has been identified in groundwater underlying several areas of the Site. The Remediation Strategy (ref. WIB S ALM) prepared by Waterman IE and included as Appendix 10.2 will ensure that potential contamination receptor pathways are broken as part of the Development The Remediation Strategy includes detail on the removal of specific source areas of contamination such as buried tanks and areas of impacted soil which may contribute to localised soil and groundwater contamination. Validation samples will be undertaken where tanks and contaminated soils have been excavated to show that contamination has been effectively removed. The removal of the source of contamination to groundwater will break the potential pollutant linkage. Resulting excavations will be backfilled with a clean engineered fill material that is confirmed as suitable for its location of use A watching brief during the ground works to identify unforeseen visual and olfactory evidence of contamination will be carried out. Should suspected contaminated material be encountered, either visually or olfactory, works will cease in the affected area and the status of the contamination assessed. An addendum remediation method statement for dealing with the materials, liquids or underground tanks encountered will be prepared. This will include the collection of verification samples and chemical testing to demonstrate that the material has been effectively removed Localised dewatering will be utilised, where necessary, to facilitate excavations within shallow groundwater. Discharge of treated water arrangements will be agreed with the EA and Wessex Water The CEMP will also detail the requirement for appropriate surface water drainage and management. This will include the use of settlement tanks and oil interceptors where required. Discharge arrangements will be agreed with the EA and Wessex Water as indicated above Measures, such as appropriate bunding and dewatering, will be put in place to prevent runoff and leaching from potentially contaminated material into aquifers or off-site. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 21 of 25

198 Where relevant, a Foundation Works Risk Assessment will be prepared, in consultation with the EA, to demonstrate the foundations are not creating a preferential pathway from shallow contaminated soil to underlying aquifers Following the implementation and adherence to the above measures, the contamination risk to the underlying aquifers will be very low, and thus the likely residual effect is considered to be negligible. Completed Development Likely Significant Effects to Human Health from Ground Contamination The Remediation Strategy prepared for the Site (refer to Appendix 10.2) demonstrates how potential contamination receptor linkages will be broken as part of the Development Materials on Site will be reused in line with the CL:AIRE Code of Practice, WRAP Protocol and certified for use soils will be imported for use as capping layers in private gardens and open spaces (including tree pits and planters). Furthermore, the presence of buildings and hardstanding will ensure that potential pollutant pathway is broken and the risk of harm to human receptors from inhalation, dermal contact and ingestion of contaminated soils following completion of the Development will be negligible Ground gas / vapour protection measures will be incorporated where required, and implemented prior to completion of the Development to mitigate any ground gas or vapour risks within new buildings. These measures will provide a barrier against potential ingress from ground gas and vapours Consequently, the likely residual effect from ground contamination on the future occupants of the Site is considered to remain negligible and the Site will be suitable for the intended end uses. Likely Significant Effects to Controlled Waters from Ground Contamination Materials reused on Site will be suitable for their intended use and will be reused in line with the CL:AIRE Code of Practice. The implementation of the Remediation Strategy during the demolition and construction phase will result in the removal of potential sources of contamination to groundwater, where relevant. The residual effect on the River Avon of the completed Development phase will be negligible as has been shown within DQRA undertaken by Waterman IE. Following the removal of specific source locations of contamination undertaken via implementation of the Remediation Strategy, the effects on groundwater at the Site are likely to be long-term, local, beneficial and of minor significance. Likely Significant Effects to Property from Ground Contamination Buried structures and services as part of the Development will be appropriate for the ground conditions on Site. Where appropriate ground gas and vapour protection will be used to prevent accumulation of ground gases and vapours in building. The residual effect from ground contamination to buried structures and services would be negligible Improved groundwater quality following the removal of specific source locations of contamination to soils and groundwater means that the effects to off-site buried structures are likely to remain negligible. Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 22 of 25

199 Likely Significant Effects to Vegetation from Ground Contamination Soft landscaping, including private gardens and open space, will comprise an appropriate thickness of material that has been certified as suitable for use. Tree pits and planters will also be utilised. As such, clean growth medium will reduce the likelihood of plants coming to direct contact with any residual contamination. The likely residual effect to proposed soft landscaping areas is considered to remain negligible. Summary The potential effects, mitigation and significance of likely significant residual effects is described in Table 10.4 below. Table 10.4: Summary of Potential and Residual Effects Description of Effect Potential Effect Mitigation Residual Effect Demolition and Construction Demolition and construction workers exposed to contaminants in soils and groundwater, and inhalation of ground gases and vapours in excavations. Local residents, general public and users of adjacent sites to the active demolition and construction works exposed to contaminated dust under windy conditions. Negligible Short-term, local, adverse effect of minor significance All demolition and construction workers, and site visitors will be subject to mandatory health and safety requirements. CEMP would be implemented during the demolition and construction works. This will cover methods for managing and minimising windblown dust. Negligible Negligible Removal of hardstanding resulting in increased leaching of contaminants in soils to the underlying Secondary A Aquifers in the Kellaway Sands and Cornbrash Formation. Short-term, local, adverse effect of minor significance CEMP will detail the requirement for appropriate surface water drainage / management. Remediation Strategy will include detail on the removal of specific source areas of contamination. Localised dewatering, where necessary, to facilitate excavations in shallow groundwater. Negligible Migration of contaminants through groundwater off site and into the River Avon. Negligible Risks to the River Avon from contamination migrating off- Site through groundwater have been identified as low. Negligible Creation of preferential pathways for shallow contamination to migrate to underlying aquifers within the lower limestone. Short-term, local, adverse and of moderate significance Foundation Works Risk Assessment will be prepared to establish the appropriate methodology to minimise contamination risks to the underlying aquifers. Negligible Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 23 of 25

200 Description of Effect Potential Effect Mitigation Residual Effect Completed Development Site users, occupants, visitors, maintenance workers and off-site users exposed to residual contaminants in soils and groundwater.. Negligible Open spaces and private gardens will be covered with capping layers of certified suitable for use soil. Planters and tree pits will be utilised. Soils will be reused on Site in line with the CL:AIRE Code of Practice. Large areas of the Development will comprise buildings and hardstanding which will also form an effective barrier to any residual contamination within the ground beneath the Site. Negligible Ground gas/vapour ingress into new buildings resulting in inhalation by occupants and residents. Accumulation in internal and confined spaces with potential risk of explosion, inhalation and asphyxiation. Long-term, local, adverse and of moderate significance The Development will incorporate ground gas / vapour protection measures where risks from ground gas / vapours have been identified. Negligible Introduction of new sources of contamination at the completed Development stage. Increased leaching of contaminants in soils to the underlying aquifers. Negligible The removal of specific source locations of contamination to soils and groundwater undertaken as part of the Remediation Strategy will result in an improvement to local groundwater quality. Long-term, local, beneficial effect of minor significance Migration of contaminants through groundwater off-site and into the River Avon. Negligible The removal of specific source locations of contamination to soils and groundwater undertaken as part of the Remediation Strategy will result in an improvement to local groundwater quality. Negligible Buried property and services coming into contact with aggressive ground conditions. Negligible Structures, including buried structures, and services within the Development will be suitably designed for the ground conditions at the Site. Negligible Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 24 of 25

201 Description of Effect Potential Effect Mitigation Residual Effect Residual contamination migrating off Site in groundwater and impacting on off-site buried structures. Negligible Low risk of effects to off-site buried structures. Improved groundwater quality on Site as a result of the removal of specific source locations of contamination to soils and groundwater. Negligible Direct contact and root uptake of residual contamination by on-site vegetation. Negligible Areas of soft landscaping within the Development will contain clean imported soils. Therefore, an effective barrier will exist between any residual contamination at the Site and areas of vegetation. Negligible Environmental Statement: Chapter 10 - Soil and Ground Conditions Page 25 of 25

202 References 1 Statutory Instrument (1990) Environmental Protection Act, Her Majesty s Stationery Office, HMSO 2 Statutory Instrument (2012) Contaminated Land (England) (Amendment) Regulations, HMSO 3 Defra (2012) Contaminated Land Statutory Guidance, HMSO 4 Statutory Instrument (1991) Water Resources Act, HMSO 5 Statutory Instrument (2009) Environmental Damage (Prevention and Remediation) Regulations, as amended, HMSO 6 Communities and Local Government (2012) Technical Guidance to the National Planning Policy Framework, HMSO 7 [accessed 5 February 2016] 8 Wiltshire Council (2015) Wiltshire Core Strategy, Adopted January 2015, Wiltshire Council 9 Wiltshire Council (2006) North Wiltshire Local Plan 2011, Adopted June 2006, Saved Policies June 2009, Wiltshire Council 10 Wiltshire Council (2012) Contaminated Land Supplementary Planning Document. Final Draft Issued for Consultation, Wiltshire Council. Document Reference No. WC/2012SPDAQ 11 Environment Agency (2004) CLR11 - Model Procedures for the Management of Land Contamination, Environment Agency, Bristol 12 Environment Agency (2010) Guiding Principles for Land Contamination, Environment Agency 13 British Standards Institution (2011) BSI 10175: Investigation of Potentially Contaminated Sites Code of Practice, British Standards Institution, London 14 HM Government (2013) The Building Regulations Site preparation and resistance to contaminants and moisture, Approved Document C 15 Wiltshire Council (2010) Wiltshire Council Inspection Strategy for Contaminated Land, Wiltshire Council 16 Environment Agency (2006) Remedial Targets Methodology: Hydrogeological Risk Assessment for Land Contamination, Environment Agency, Bristol 17 Environment Agency (2009) Contaminated Land Exposure assessment (CLEA) Model Version 1.06, Environment Agency 18 Environment Agency (2009) Human Health Toxicological Assessment of Contaminants in Soil, Science Report SC050021/SR2, Environment Agency, Bristol. 19 Environment Agency (2009): Updated Technical Background to the CLEA Model Report SC050021/SR3, Environment Agency 20 CL:AIRE (2011) The Definition of Waste: Development Industry Code of Practice Version 2, CL:AIRE, London 21 CL:AIRE (2010): A Framework for Assessing the Sustainability of Soil and Groundwater Remediation, CL:AIRE 22 Construction Industry Research and Information Association (CIRIA) (2007) CIRIA C665 Assessing Risks Posed by Hazardous Ground Gases to Buildings, CIRIA, London 23 British Standards Institution (2007) BS8485:2007 Code of Practice for the Characterisation and Remediation from Ground Gas in Affected Developments, British Standards Institution, London 24 British Geological Survey (1990) Geological Survey of England and Wales 1:50,000 geological map series. Geological Sheet 256 Bath, Natural Environment Research Council 25 British Geological Survey - Geology of Britain Viewer [accessed 25 January 2016] 26 Environment Agency - What s in your backyard? [accessed 25 January 2016] 27 Landmark Envirocheck Report, Order number _1_1. 20 January Health and Safety Executive (2015) The Construction (Design and Management) Regulations Health and Safety Executive (2002) The Control of Substances Hazardous to Health Regulations Statutory Instruments 1997 No Health and Safety The Confined Spaces Regulation Building Research Establishment (2005) BRE Special Digest 1: Concrete in aggressive ground: Third Edition BRE, Watford. Environmental Statement: Chapter 10 - Soil and Ground Conditions References

203 11. Water Resources and Flood Risk Introduction This chapter, which was prepared by Waterman Infrastructure & Environment ( Waterman IE ) presents an assessment of the likely significant flood risk and water resource effects of the Development. Particular consideration is given within the chapter to flood risk, the risk of pollution to controlled waters, changes to water flows, and the potential change in demand on existing foul water drainage capacity This chapter provides a brief summary of relevant legislation, planning policy and guidance, and a description of the methodology adopted for the assessment. This is followed by a description of the relevant baseline conditions of the Site and the surrounding area, and an assessment of the potential effects of the Development during demolition and construction and once the Development is completed and operational. Mitigation measures are identified, where appropriate, to avoid, reduce or offset any adverse effects, following which a summary of the likely significant residual effects of the Development is provided, having regard to mitigation adopted This chapter is supported by the following figures and appendices: Figure Study Area for Water Resources; and Appendix Flood Risk Assessment, which includes the proposed Drainage Strategy as Appendix F Given that potential contamination of surface and groundwater is closely linked to potential contamination within soils, this chapter has been prepared in conjunction with Chapter 10: Soil and Ground Conditions of this Environmental Statement (ES), and appropriate cross reference is provided where necessary. Legislation, Planning Policy and Guidance Legislation Water Framework Directive, The Water Framework Directive 2000/60/EC (WFD) 1 applies to all European Union (EU) water bodies and aims to make sure they are protected from further deterioration, and that improvements in water quality are made. In general terms, there is an onus on developers to protect and, if possible, enhance water bodies close to proposed developments. Flood Directive, The Flood Directive requires Member States to assess whether watercourses and coastlines are at risk from flooding, to map the flood extent and assets and humans at risk in these areas and to take adequate and coordinated measures to reduce this flood risk. The Directive is to be implemented in co-ordination with the Water Framework Directive. Water Environment (Water Framework Directive) (England and Wales) Regulations The Water Environment (Water Framework Directive) (England and Wales) Regulations transpose the requirements of the WFD into UK law. Eleven River Basin Districts have been identified in England and Wales. The Regulations include a requirement for water bodies (categorised as: rivers ; lakes ; transitional waters ; coastal waters ; or groundwaters ) to Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 1 of 21

204 achieve good status with respect to ecology and water chemistry by Progress is monitored by the Environment Agency (EA) in its role as the competent authority. Flood and Water Management Act, The Flood and Water Management Act 4 places a series of responsibilities on County and Unitary Councils as Lead Local Flood Authorities (LLFAs) with the intention of improving flood risk management. It also removes the automatic right of connection into public water sewers and places the onus on Local Authorities to adopt Sustainable Drainage Systems (SuDS). Water Resources Act, 1991 (Amendment) (England and Wales) Regulations, The Water Resources Act (as amended by the Water Resources Act 1991 Regulations 2009) 5 relates to the control of the water environment. The main aspects of the Act (as amended) which are relevant to the Development include provisions concerning land drainage, flood mitigation and controlling discharges to watercourses to prevent water pollution. It also outlines the functions and responsibility of the EA in regulating the water environment. Water Industry Act, The Water Industry Act 6 consolidates previous legislation on water supply and sewerage services and covers a wide range of activities required of the privatised water companies that were created in The main relevant provisions relate to trade effluent discharges made to sewer for which the privatised companies act as the regulatory authorities. Water Act The Water Act amends the Water Resources Act 1991 and the Water Industry Act The Act brings about a number of changes, including streamlining arrangements for flood defence organisation and funding and changes to the types of abstraction licences, and places a duty on water companies to conserve water and prepare for drought. Environment Act The Environment Act (Section 57) makes provisions for a risk based framework for the identification, assessment and management of contaminated land within the UK. The provisions of the Act came into effect in April 2000 and are aimed at ensuring that actions taken with respect to contaminated land are directed by a technical assessment of risk that exists in the source / pathway / receptor scenario (pollutant linkage). This extends to preventing the contamination of controlled waters. Environmental Protection Act The Environmental Protection Act sets out a range of provisions for environmental protection, including integrated pollution control for dangerous substances. Anti-Pollution Works Regulations The Anti-Pollution Works Regulations provide powers to the EA to stop any activity (e.g. construction) that is giving or is likely to give rise to environmental pollution or to adequately enforce pollution control measures. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 2 of 21

205 Control of Pollution (Oil Storage) (England) Regulations The Control of Pollution (Oil Storage) (England) Regulations impose general requirements for preventing pollution of controlled waters from oil storage, particularly fixed tanks or mobile bowsers. The regulations make contravention a criminal offence. National Planning Policy and Guidance National Planning Policy Framework, The National Planning Policy Framework (NPPF) 12 sets out the Government s planning policies for England and how they are expected to be applied. In terms of Water Resources and Flood Risk, the NPPF sets strict tests to protect people and property from flooding which all local planning authorities are expected to follow, with a view to achieving sustainable development Flooding is addressed in Section 10 Meeting the Challenge of Climate Change, Flooding and Coastal Change of the NPPF. Footnote 20 to the NPPF states: A site-specific Flood Risk Assessment (FRA) is required for proposals of 1 hectare or greater in Flood Zone 1; and all proposals for new development in Flood Zones 2 and 3, or in an area within Flood Zone 1 which has critical drainage problems (as notified to the local planning authority by the EA); and where proposed development or a change of use to a more vulnerable class may be subject to other sources of flooding Paragraph 109 of Section 11 Conserving and Enhancing the Natural Environment of the NPPF states the following: The planning system should contribute to and enhance the natural and local environment by: ( ) preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels or soil, air, water or noise pollution or land instability; (.). National Planning Practice Guidance, To accompany the NPPF, the web-based Planning Practice Guidance (NPPG) 13 provides additional technical guidance on how planning can take account of the risks associated with flooding and coastal change in plan-making and the application process In terms of the general planning approach to development and flood risk, the Flood Risk and Coastal Change NPPG sets out the following main steps to be followed: Assess Flood Risk; Avoid Flood Risk; and Manage and Mitigate Flood Risk Table 1 Flood and Flood Risk Tables within section 25 of the NPPG, defines the Flood Zones and the respective level of flood risk. Zone 1 depicts an area of low (<1 in 100 year) probability. In contrast, zone 3b represents a functional floodplain, where water has to flow or be stored in times of flooding Additionally, the guidelines note that when considering a major development, as defined in the Town and Country Planning (Development Management Procedure) (England) Order 2015, SuDS should be provided unless demonstrated to be inappropriate. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 3 of 21

206 The NPPG also contains a section on water supply, wastewater and water quality. This guidance indicates that water supply is unlikely to be a consideration for most planning applications as water supply is normally addressed through the Local Plan. Local Planning Policy Wiltshire Core Strategy, Core Policy 67 Flood Risk of Wiltshire Council s adopted Core Strategy 14 states: All new development will include measures to reduce the rate of rainwater run-off and improve rainwater infiltration to soil and ground (sustainable urban drainage) unless site or environmental conditions make these measures unsuitable Core Policy 68 Water Resources defines Wiltshire Council s approach to water resources and states the following: Development proposals within a Source Protection Zone, Safeguard Zone, or Water Protection Zone must assess any risk to groundwater resources and groundwater quality and demonstrate that these would be protected throughout the construction and operation phases of development The FRA included as Appendix 11.1 provides information on Wiltshire Council s relevant FRAs and flood risk and surface water management strategies. North Wiltshire Local Plan 2011, April 2006 (saved policies) Saved Policy NE18 Noise and Pollution of the North Wiltshire Local Plan (2011) 15 states the following: Development will only be permitted where it would not generate, or itself be subject to, harm upon public health or cause pollution to the environment Relevant information from the North Wiltshire District Council (NWDC) Strategic Flood Risk Assessment (SFRA) 16 is provided in the FRA included as Appendix Other Guidance Flood Risk Assessment for Planning Applications, DEFRA and the EA s guidance on Flood Risk Assessment for Planning Applications 17 advises that a FRA should be undertaken for all proposed developments greater than 1 hectare (ha) in area within Flood Zone 1. The guidance also notes that if a planning application for such development is made without a FRA or if this is not satisfactory, the planning application may be refused. Groundwater Protection: Principles and Practice (GP3) As the statutory body responsible for the protection and management of groundwater resources in England, the EA has published Groundwater Protection: Principles and Practice (GP3) 18 which is intended to be used by anyone interested in groundwater and particularly by those proposing or carrying out an activity that may cause groundwater impacts. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 4 of 21

207 Environment Agency, Guiding Principles for Land Contamination 1 to 3, Good practice (as defined by the EA) for characterising the risks to controlled waters from contaminated land is set out in the EA s Guiding Principles for Land Contamination 1 to This aligns with, and uses similar terms and structure to, the model procedures and provides guidance in respect of clarifying roles and responsibilities, describing good practice to promote compliance with regulatory requirements and signposting authoritative guidance. The guidance focuses mostly on water issues which is the main area of responsibility for the EA in relation to land contamination. Scope and Consultation The scope of this chapter comprises the description of the baseline conditions with regards to water resources and flood risk, followed by an assessment of the potential effects of the Development during the demolition and construction phases, and following its completion, on the following: Potential risk of pollution to controlled waters during the demolition / construction and operational phases of the Development; The risk of flooding from all sources and subsequent risk to future Site occupants and residents; Effects upon surface water run-off rates and potential changes to the surface water drainage regime as a result of changes to the developed footprint of the Site, having regard to the attenuation measures proposed as part of the Development including the use of Sustainable Drainage Systems (SuDS); Changes to groundwater flow as a result of below ground works and structures; and Increased demand on existing foul water drainage capacity Wiltshire Council provided a Scoping Opinion on 3 February 2016 which confirmed that a FRA was required to accompany the planning application As part of the FRA and the drainage strategy prepared for the Development (see Appendix 11.1), consultation with the EA, Wiltshire Council and Wessex Water was carried out to obtain information on existing conditions with regards to flood risk and drainage and to discuss future drainage requirements. Assessment Methodology and Significance Criteria Assessment Methodology A qualitative assessment of the potential effects on water quality and flows, flood risk, and drainage infrastructure associated with the Development has been undertaken using professional judgement and experience of similar projects The study area for the purposes of this assessment comprises the Site and its immediate surroundings up to 500 metres (m) (see Figure 11.1) The assessment has been informed by the following sources of information: Ordnance Survey (OS) maps, topographical surveys, borehole data and British Geological Society (BGS) maps; Visual inspection of the Site by Waterman IE on 26 January 2016 which comprised a reconnaissance of the Site s topography and existing drainage; Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 5 of 21

208 Indicative flood maps published by the EA 20 ; Review of the EA s 2009 River Basin Management plans 21 ; Review of the EA s Groundwater Vulnerability Map 22 ; Review of the EA s Groundwater Source Protection Zone Map 23 ; Review of the Preliminary Environmental Risk Assessment (PERA) undertaken for the Development and which includes a Landmark EnviroCheck Report for the Site and a summary of the consultation carried out during its preparation (refer to Chapter 10: Soil and Ground Conditions and Appendix 10.1: Preliminary Environmental Risk Assessment for further details); Review of the FRA undertaken for the Development which is provided in Appendix 11.1; and Review of the proposed Drainage Strategy for the Development (see Appendix F within Appendix 11.1) A FRA was undertaken by Waterman IE in line with the requirements of NPPF and Wiltshire Council local policy. The purpose of the FRA was to identify all potential sources of flooding at the Site and to determine the risk posed by these flooding sources to the Development. The FRA also considers the effect of the Development on flood risk elsewhere. The full FRA, and the methodology applied including sources of information, is provided in Appendix A Drainage Strategy was prepared by Waterman IE and is included as an appendix to the FRA in Appendix It identifies how surface water is currently dealt with within the Site and how surface water would be dealt with once the Development is complete. The feasibility of using SuDS and their associated effects on each element of the Development s drainage regime were also considered, in line with the requirements of NPPF. The proposed Drainage Strategy also considers foul drainage, and includes calculations of the expected peak flow associated with the Development Based on the surface water runoff rates and the proposed Drainage Strategy, as set out in the FRA, a qualitative assessment of the likely significant effects of the Development on local flooding was undertaken using professional judgement Given that potential contamination of surface and groundwater is closely linked to potential contamination within soils, Chapter 10: Soil and Ground Conditions of this ES has also been consulted as part of the preparation of this chapter and cross reference is provided where necessary A qualitative assessment of the potential effects of the Development on surface water quality and foul drainage capacity has also been carried out, using information provided within Chapter 10: Soil and Ground Conditions and the proposed Drainage Strategy (Appendix F of Appendix 11.1). Limitations and Assumptions The assessment presented in this chapter is based on information presented in the FRA and the PERA prepared for the Development (refer to Appendix 11.1 and Appendix 10.1 respectively) and from the various information sources referenced above It is assumed that the information produced by third parties is accurate and complete. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 6 of 21

209 Significance Criteria There are no published criteria for assessing the significance of effects on water resources and flood risk. Significance criteria have therefore been developed using the criteria outlined in accordance with Chapter 2: EIA Methodology, and using professional judgement and experience. The potential and likely significant residual effects of the Development on water resources and flood risk are assessed using the scale of significance presented in Table 11.1 below. Table 11.1: Significance Criteria for Water Resources and Flood Risk Significance Criteria Major Adverse Moderate Adverse Minor adverse Negligible Minor Beneficial Moderate Beneficial Major Beneficial Description of Criteria Moderate to severe increases in flood risk. Moderate to severe local scale change in flow of groundwater underneath the Site and / or modest changes in off-site groundwater flow. Increase in surface and / or foul water discharge which would require new infrastructure. Minor to moderate local scale increase in flood risk. Minor to moderate local scale change in flow of groundwater. Increase in surface and / or foul water discharge which would place undue pressure on existing infrastructure requiring upgrades or new provision. A slight increase in the risk of flooding and minor and local scale change in groundwater flow. Increase in surface and / or foul water discharge which would require modifications to existing infrastructure. No significant effect on flood risk. No significant effect on surface and / or foul water infrastructure. Minor local scale reduction in localised flood risk. Minor temporary local scale reduction in demand on surface and / or foul water infrastructure. Moderate scale reduction in localised flood risk. Minor permanent reduction in demand on surface and / or foul water infrastructure. Significant local scale and moderate to significant regional scale reduction in flood risk. Major permanent reduction in demand on surface and /or foul water infrastructure. Source: Waterman IE Baseline Conditions Existing Baseline Geology and Hydrogeology The geological and hydrogeological sequence beneath the Site has been established from a review of the PERA undertaken by Waterman IE which in turn was informed by the (BGS) 1: 50,000 scale Geological Map, Sheet Bath, and information presented in the Waterman Ground Investigation Report 24 (ref. EED R_1.3.2-MA) dated July 2014 which is Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 7 of 21

210 contained in Appendix C to the PERA (refer to Appendix 10.1). A summary of the geology beneath the Site is provided in Table 11.2 whilst the hydrogeological regime underlying the Site is summarised in Table More information is provided in Chapter 10: Soil and Ground Conditions and the PERA in Appendix Table 11.2: Summary of Site Geology Name Depth to Top of Stratum (m bgl) Thickness (m) Location at the Site Made Ground Whole Site Kellaway Sand North of the Site Kellaway Clay North and Centre of the Site Kellaway Clay North and Centre of the Site Predominantly Kellaway Clay formation becoming undifferentiated Cornbrash Formation at depth Centre and South of the Site Cornbrash Formation Whole of the Site Cornbrash Formation with potentially undifferentiated Forest Marble at depth) (undefined) Whole of the Site Upper Forest Marble formation or undifferentiated Cornbrash Formation (undefined) Whole of the Site Source: PERA included as Appendix Table 11.3: Summary of Site Aquifer Classification Stratum Made Ground Kellaway Sand Formation Kellaway Clay Formation Cornbrash Formation Forest Marble Formation Aquifer Classification Unproductive Strata Secondary A Aquifers Unproductive Strata Secondary A Aquifers Upper unit non Aquifer, Lower Limestone unit Principal Aquifer. Source: PERA included as Appendix There are three productive aquifers indicated underlying the Site. The Kellaway Sands and Cornbrash Formation are classified as Secondary A Aquifers (permeable layers that may be important in supplying local abstractions or in providing baseflow to rivers). The lower limestone unit of the Forest Marble Formation is classified as a Principal Aquifer (layers of rock that have high intergranular and / or fracture permeability - meaning they usually provide a high level of water storage) Made Ground, Kellaway Clays and the upper unit of the Forest Marble Formation are not classified as aquifers as they contain insignificant quantities of vertically or laterally extensive groundwater. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 8 of 21

211 According to the EA s Groundwater Source Protection Zone Map and Groundwater Vulnerability Map, the Site is located within a Source Protection Zone (SPZ) Outer Zone - subsurface activity only (Zone 2c), whilst part of the Site is located within an area of high groundwater vulnerability as defined by the EA. This is due to the presence of a shallow aquifer within granular material. Due to its depth, granular nature, and lack of an overlying confining layer, it is defined as a high vulnerability There are no registered water abstractions within the study area (refer to the EnviroCheck Report within the PERA in Appendix 10.1). The nearest reported groundwater abstraction is approximately 1.4km south of the Site Information presented in the PERA indicated groundwater levels in the Kellaway Sands between 73.73m above Ordnance Datum (AOD) and 77.91m AOD. Groundwater within the Kellaway Clay Formation was indicated to be present at 64.4m AOD to 68.38m AOD, in the Cornbrash Formation between 55.03m AOD and 60.28m AOD, and between 50.02m AOD and within what was suspected to be the Forest Marble. Shallow groundwater on Site was encountered between a depth 1.0 and 2.0m below ground surface Groundwater flow was reported to generally mirror the Site s topography in the Kellaway Sand Formation and Kellaway Clay Formation and flows towards the south and south-east of the Site. Groundwater within the Cornbrash Formation in the southern portion of the Site was reported as flowing towards the east and south-east The Secondary A and Principal aquifers beneath the Site are considered to be key sensitive receptors for the purposes of this assessment. Hydrology The nearest main rivers to the Site are Hardenhuish Brook, located approximately 325m to the west and the River Avon located approximately 350m to the south of the Site (see Figure 1.1). Hardenhuish Brook conveys flows in an easterly direction before discharging to the River Avon, which then conveys flows in a southerly direction Since the introduction of the WFD, the EA now assigns a classification for main rivers on the basis of their ecological status, which encompasses chemical, biological and ecological quality assessment parameters. The current ecological quality for the River Avon is poor. According to the EA s website the chemical status does not require assessment There are two recorded surface water discharge consents within a 500m radius of the Site, the closest of which is located approximately 360m south-west and is registered to Wessex Water Services Ltd for the discharge of storm sewage overflow in the River Avon (refer to the EnviroCheck Report within the PERA in Appendix 10.1) The River Avon, being a designated Main River, is considered to be a key sensitive receptor for the purposes of this assessment. Contamination The Site has historically been used for a wide variety of industrial processes including gas manufacture, metal fabrication, brake manufacture and electrical component manufacture. Brake and signalling works associated with the railway industry have been on Site since the 1930s. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 9 of 21

212 The following historic and current sources of contamination have been identified in the PERA as potential sources of contamination in the underlying soils and groundwater: Made Ground and some shallow natural soils containing asbestos fibres, metals, metalloids, Polycyclic Aromatic Hydrocarbons (PAHs), Polychlorinated biphenyls (PCBs), Volatile Organic Compounds (VOCs) and Semi-volatile organic compounds (SVOCs) as a result of current and historical land uses on Site including chemical storage, railway land, various works such as railway signal works and gas works, fuel storage tanks and historical substation facilities; and Shallow groundwater containing inorganic contaminants and organic contaminants such as PAHs, VOCs and SVOCs as a result of current and historical land uses on Site Controlled waters including the River Avon, shallow groundwater in the Kellaway Sand Formation, and deeper groundwater within the Cornbrash Formation and the Forest Marble have been identified as potential receptors that may be affected by contamination As explained in the PERA (refer to Appendix 10.1), further detailed environmental risk assessment work concluded that the contamination is not migrating off-site and that the risk to controlled waters (off-site groundwater bodies and the River Avon) was low More information on potential contamination sources, pollutant linkages and receptors is provided in Chapter 10: Soil and Ground Conditions. Flood Risk This section provides a summary of the key findings of the FRA which is included as Appendix Tidal and Fluvial Flood Risk The EA s Flood Map for Planning shows the Site as being located within Flood Zone 1 and is classified as having a low probability of tidal and fluvial flooding (refer to Figure 2 of the FRA contained in Appendix 11.1). This is supported by the North Wiltshire SFRA flood maps, which shows that the Site is located solely within Flood Zone The Site is not located near a tidally influenced waterbody and therefore is not considered to be at risk of tidal flooding The nearest main rivers to the Site are Hardenhuish Brook, located approximately 325m to the west and the River Avon located approximately 350m to the south of the Site. Hardenhuish Brook conveys flows in an easterly direction before discharging to the River Avon, which then conveys flows in a southerly direction. Pluvial and Surface Water Flood Risk As further detailed in the FRA, the available mapping information shows the Site as partially at risk of flooding from surface water. The EA s Risk of Flooding from Surface Water maps indicate that most of the Site is at a very low to low risk of surface water flooding. There are small pockets of areas at medium and high risk in the southern and mid-western parts of the Site (refer to Figure 3 of the FRA contained in Appendix 11.1). As noted in the proposed Drainage Strategy (contained as Appendix F to the FRA), the greatest depths of water are indicated as being at risk of occurring in the area adjacent to the railway. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 10 of 21

213 Groundwater Flood Risk As further detailed in the FRA, the available mapping information indicates that the Site is located within an area at a low risk of groundwater flooding. It also shows that no groundwater flooding incidents have been reported within the vicinity of the Site. Flood Risk from Artificial Sources EA mapping (refer to Figure 4 of the FRA) shows that the Site would not be subject to flooding due to failure of any reservoir in the area There are no other artificial bodies of water close to the Site and the risk of flooding from artificial sources is therefore considered to be low. Sensitive Receptors Existing residential properties in the vicinity of the Site and those residential properties proposed as part of the Development are considered to be key sensitive receptors in terms of flood risk for the purposes of this assessment. Drainage Infrastructure The existing Site is divided into four catchments which all currently drain to the Wessex Water sewer network. It is understood that three catchments drain to surface water sewers and the remaining catchment drains to a combined sewer with a combined sewer overflow (CSO) Wessex Water is the local sewerage undertaker and provides sewerage services under the guidance of the Water Industry Act Inspection of the Wessex Water sewer records confirms the presence of a public surface water sewer system that crosses the railway close to the southern boundary of the Site. This was confirmed during the January 2016 Site visit when it was noted that ground levels across the Site slope towards the south. Predicted Future Changes in the Baseline Prior to the implementation of the Development, a small number of buildings and structures are to be the subject of advance demolition as illustrated on Figure All demolition activities would be tightly controlled and managed via the implementation of both relevant legislative requirements and good practice guidance so as to minimise contamination risks and effects to the environment (including controlled waters) to acceptable levels It is understood that these demolition works will be carried out to slab level and hence will not result in effects on groundwater quality and / or flows. Potential Effects Demolition and Construction Activities associated with the proposed demolition and construction works could give rise to potentially significant effects on water resources and flood risk in the absence of mitigation measures. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 11 of 21

214 Additionally, as further described in Chapter 10: Soil and Ground Conditions, the Site contains historic and current sources of contamination in the underlying soils and groundwater, which have the potential to be mobilised via demolition and construction works and thus present a potential risk to ground and surface water bodies Any relevant implications associated with the phased approach to the implementation of the Development in terms of potential effects on controlled water or flood risk are referred to in the sections below. Water Quality Demolition and construction activities, including the implementation of remediation works in accordance with the Remediation Strategy (contained in Appendix 10.2) have the potential to affect surface and groundwater quality through the production of mud and debris and the potential for spills or contaminated releases as a result of the use of equipment, machinery and vehicles, or the handling of hazardous materials. In the absence of mitigation, the demolition and construction activities of the Development have the potential to give rise to short-term, adverse effects of minor significance at the local level in respect of water quality. The source of the potential effects would vary, depending on which part of the Site the demolition and construction works are taking place within, in accordance with the relevant phase of the Development. Likely effects to the River Avon or to Hardenhuish Brook during the demolition and construction phase as a result of off-site migration of contaminants in surface water would be negligible due to their distance from the Site and the presence of intermediate land uses including the railway Demolition and construction activities also have the potential to mobilise existing contaminants in the underlying soils and groundwater which may ultimately affect surface and groundwater resources on and off-site. Building foundations have potential to create preferential pathways for contamination in shallow soils to shallow groundwater. In the absence of mitigation, the effects would be short-term, local, adverse and of minor to moderate significance. As mentioned above, information contained in the PERA indicates that the contamination is not migrating offsite and that the risk to controlled waters (off-site groundwater bodies and the River Avon) was low. Likely effects to the River Avon / Hardenhuish Brook during the demolition and construction phase as a result of off-site migration of contaminants in groundwater would therefore be negligible. Tidal and Fluvial Flooding As detailed earlier in the chapter and within the FRA (refer to Appendix 11.1), the Site is located within Flood Zone 1, and is therefore classified as having a low probability of tidal and fluvial flooding. Therefore, the potential effect of tidal and fluvial flooding during the demolition and construction stages of the Development would be negligible. Pluvial and Surface Water Flooding As detailed earlier in the chapter and within the FRA (refer to Appendix 11.1), most of the Site area is at a very low to low risk of surface water flooding with small areas identified as being at medium and high risk in the southern and mid-western parts of the Site (i.e. areas to developed in Phase 1 to 3 mainly) Construction earthworks and other related activities have the potential to give rise to changes in surface water run-off regimes, including peak flows and low flows. In the absence of mitigation, the demolition and construction stages of the Development have the potential to give rise to shortterm adverse effects of minor (in areas of low risk) to moderate (in areas of medium to high risk) Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 12 of 21

215 significance at the local level in respect of pluvial and surface water flooding, particularly in periods of heavy rainfall. Groundwater Flooding As detailed earlier in the chapter and within the FRA (refer to Appendix 11.1), the Site is located within an area at a low risk of groundwater flooding Given that no major below ground structures are likely to be required as a result of the Development, it is considered that the potential effect of flooding by groundwater during the majority of the demolition and construction stages of the Development would be negligible (i.e. restricted to a small amount of ingress into excavations for service trenches). The only exception to this would be the excavation works required to build underground geocellular tanks proposed for storing surface water as part of the proposed Drainage Strategy for the Development, as further explained under the Completed Development scenario below. Due to the presence of shallow groundwater and in the absence of mitigation, it is considered that the construction of the below ground water storage structures have the potential to give rise to short-term, adverse effects of minor significance at the local level in terms of groundwater flooding. Artificial Sources Flooding As detailed earlier in the chapter and within the FRA (refer to Appendix 11.1), the Site is located within an area at a low risk of flooding by artificial sources The potential effect of flooding by artificial sources during the demolition and construction stages of the Development would be negligible. Changes to Groundwater Flows Given that no major below ground structures are likely to be required as a result of the Development, it is considered that the potential effect in respect of changes to groundwater flows during the majority of the demolition and construction stages of the Development would be negligible. The introduction of the below ground storage tanks would not significantly impede groundwater flows, as given their size in relation to the aquifer and the granular nature of the aquifer, groundwater will flow around and beneath the obstructions. Drainage Infrastructure The potential effects in terms of surface water flooding due to temporary changes in the Site s topography as a result of construction earthworks is considered above. All other effects of the Development in respect of drainage infrastructure are examined in respect of the Completed Development in the section below. Completed Development This section describes the effects for the Completed Development for the Site as a whole. Water Quality Once the Development is complete, effects upon water quality may occur from the day to-day operation of the Site and by any emergency situations or accidental spillages. The key operational activities with the potential to cause contamination of water in the absence of mitigation measures are considered to be primarily associated with car parking areas across the Site and the nonresidential uses of the Development, in particular the existing and proposed new uses within the Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 13 of 21

216 retained Langley Park area. These activities have the potential to cause contamination through leaks and spills through mishandling and poor maintenance of potentially hazardous materials and could potentially impact the underlying natural environment. The most susceptible water receptors would be the shallow groundwaters. In the absence of mitigation, it is considered that the effects of future potential pollution events would be short-term, adverse and of minor significance at a local level. Likely effects to the River Avon and Hardenhuish Brook at the Completed Development stage as a result of the off-site migration of contaminants in surface water would be negligible due to their distance from the Site and the intermediate land uses including the railway No further intrusive groundworks would be required once the Development is completed. Potential effects associated with the mobilisation of pollutants in the underlying soils and groundwater at the Completed Development stage would be therefore be negligible. Tidal and Fluvial Flooding As detailed earlier in the chapter and within the FRA (refer to Appendix 11.1) the Site is located within Flood Zone 1, and is therefore classified as having a low probability of tidal and fluvial flooding. This would remain the case once the Development is completed and operational. The potential effect of tidal and fluvial flooding during the Completed Development stage, and hence the risk of flooding to future occupiers of the Development, would therefore be negligible. Pluvial and Surface Water Flooding As detailed earlier in the chapter and within the FRA (refer to Appendix 11.1) most of the Site area is at a very low to low risk of surface water flooding with small areas identified as being at medium and high risk in the southern and mid-western parts of the Site (i.e. areas to be developed in Phase 1 to 3 mainly). As explained in the FRA, the Site s impermeable area will be reduced once the Development is complete, which will result in a reduction of pluvial and surface water flows Additionally, a Drainage Strategy for the Development has been prepared in consultation with Wessex Water and Wiltshire Council (see Appendix F within the FRA in Appendix 11.1). The Drainage Strategy, which is an inherent part of the design, would effectively manage surface water run-off and would ensure that flood risk would not be increased elsewhere Wiltshire Council and Wessex Water policy dictates that run off rates from the Development should not exceed those of the existing Site. In order to ensure there is no overloading, the runoff rates for the Development will be restricted to the existing catchments runoff for events up to the 1 in 100 year event, including an increase in rainfall intensity of 40% to allow for the impacts of climate change over the lifetime of the Development. This requires a total storage volume of approximately 1,503m Attenuation will be provided through the use of above ground attenuation basins located in public open spaces and a small number of geocellular storage tanks located beneath the larger car parking areas within the commercial phases of the Development. Discharge will be controlled through the use of flow-control devices fitted to the outfall of the attenuation tanks. The attenuation tanks will also be fitted with petrol interceptors. This will ensure that flood risk would not be increased elsewhere, buildings are protected and flood water is retained on Site The location and approximate dimensions of the attenuation basins and underground geocellular storage tanks are shown on drawing no. EED ESA in Appendix C of the proposed Drainage Strategy (see Appendix F of the FRA in Appendix 11.1). As shown in this Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 14 of 21

217 drawing, the proposed underground geocellular storage tanks are relatively shallow with the deepest one being 1,600 millimetres (mm) deep Other elements of the Drainage Strategy include: Retention of the two existing surface water connections, with that part of the Site currently draining surface water to the foul sewer network to be diverted and to discharge to one of the existing surface water connections; Area of surface water ponding within the south of the Site adjacent to the railway to be kept free from Development; Flow pathways to be kept within proposed roads; and Finished floor levels of residential buildings shown to be located within an area that could be at risk of surface water flooding to be raised 300mm above proposed road levels More information on the Drainage Strategy, including future management and maintenance arrangements, are included within Appendix F of the FRA in Appendix Having regard to the above package of measures to be delivered as part of the design, it is considered that the likely effect on surface water and pluvial flooding with respect to the existing conditions as a result of the Completed Development would be negligible. Groundwater Flooding As detailed earlier in the chapter and within the FRA (refer to Appendix 11.1), the Site is located within an area at a low risk of groundwater flooding. This would not change as a result of the Development. As such, the effect of flooding from groundwater on the completed Development, and of the Development itself on groundwater flooding risk, would be negligible. Artificial Sources Flooding As detailed earlier in the chapter and within the FRA (refer to Appendix 11.1), the Site is located within an area at a low risk of flooding by artificial sources. This would remain the case once the Development is completed and operational. As such, the effect of flooding from artificial sources on the completed Development, and of the Development on artificial sources flooding risk, would be negligible. Changes to Groundwater Flows No major below ground structures that could result in groundwater flows being blocked or displaced are likely to be required as a result of the Development. It is therefore considered that the potential effect in respect of changes to groundwater flows once the Development is complete would be negligible. Drainage Infrastructure The surface water drainage strategy and its associated effects in terms of pluvial and surface flood risk have been outlined above. More details on the proposed Drainage Strategy are provided in Appendix F within the FRA (refer to Appendix 11.1) In terms of foul water, calculations have been undertaken by Waterman IE. It is estimated that the Completed Development would generate a peak flow of litres per second (l/s) (based on commercial flows plus 4,000l/dwelling/day for sewers as prescribed in Sewers for Adoption 6 th Edition 25 ). It is proposed to connect into the existing sewerage network. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 15 of 21

218 The above additional demands would be further discussed and agreed with Wessex Water at the detailed design / reserved matters stage. The increased sewerage demands placed upon existing utility infrastructure would represent, at worst, a long-term, adverse effect of minor significance at the local level. Mitigation and Likely Significant Residual Effects Demolition and Construction Water Quality As outlined in Chapter 5: Development Construction, the Applicant is committed to minimising the effects of the works and would require the appointed contractor(s) to implement a Construction Environmental Management Plan (CEMP) for the demolition and construction works. An Outline CEMP has been prepared and is included in Appendix 5.1. The CEMP should reflect relevant legislative requirements and best practice guidance of the relevant statutory authorities, including the EA and Wessex Water As part of the CEMP implementation, best practice pollution prevention measures should be put in place to isolate environmentally damaging substances and the prevention of their release into surface water or underground drainage systems. These should include but are not limited to: Careful siting and bunding of fuel storage facilities and any areas used for the storage of potentially hazardous materials; Appropriate bunding and dewatering to prevent runoff and leaching from potentially contaminated material into aquifers or off-site; Works involving concrete would be carefully controlled and ready-mix concrete wagons would be washed out in a safe area; Management of Site drainage to prevent sediment laden / contaminated run-off entering the wider environment; Surface drainage would pass through settlement tanks and oil interception facilities where required and discharge arrangements would be agreed with Wessex Water and Wiltshire Council; Paving of construction vehicle parking areas if necessary; and Provision for the safe disposal of wastewaters The Applicant s contractor should ensure that potentially contaminated water is disposed of in accordance with the Environmental Permitting (England and Wales) Regulations 2010, as amended, and other relevant legislation, and to the satisfaction of the EA and Wessex Water. Discharge arrangements should be agreed with the EA and Wessex Water One of the recommendations from the PERA is that Foundation Risk Assessments are undertaken to determine the risk posed by foundation works to the underlying aquifers. Foundations should be designed to avoid creating a preferential pathway for contaminated water to migrate through to the aquifers below An emergency plan should be implemented outlining procedures to follow in the instance of any accidents involving spillages. This should involve the provision of on-site equipment for containing spillages, such as emergency booms and chemicals to soak up spillages. Should an incident occur, the EA and Wessex Water would be contacted immediately. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 16 of 21

219 Additionally, a Remediation Strategy comprising measures to prevent adverse effects associated with the remobilisation of existing pollutants in the underlying soils and groundwater has been devised for the Development. The Remediation Strategy, which is included as Appendix 10.2, would comprise the removal of specific source areas of contamination where relevant, such as buried tanks and areas of impacted soil which may contribute to localised groundwater contamination. Removal of existing sources of contamination within the underlying soils would result in beneficial effects in the medium to long- term. The benefits of these remedial measures in the long-term are considered under the Completed Development scenario below Assuming implementation of the above measures via appropriate design, adherence to the CEMP, and implementation of the Remediation Strategy, the likely residual effects of the demolition and construction stages on the Development on water quality would be negligible. Tidal and Fluvial Flooding The potential effect of tidal and fluvial flooding during the demolition and construction stages of the Development would be negligible. As such, no mitigation would be required, and the likely residual effects would remain negligible. Pluvial and Surface Water Flooding The demolition and construction stages of the Development have been identified as having the potential to result in short-term adverse effects of minor (in areas of low risk) to moderate (in areas of medium to high risk) significance at the local level in respect of pluvial and surface water flooding, particularly in periods of heavy rainfall It is expected that surface water drainage would be appropriately managed by the appointed contractor during the demolition and construction works through the preparation and implementation of the CEMP. Measures to be implemented include the appropriate maintenance of all drainage flow routes throughout the demolition and construction works. The creation of temporary storage / settling ponds, which would collect run-off during the period of works, should also be considered With the adoption of the mitigation techniques outlined above, together with good Site management practices all to be implemented through a CEMP, there should be a negligible residual effect upon pluvial and surface water flood risk for most of the Site. In the areas at medium to high risk of pluvial and surface water flooding, the demolition and construction stages of the Development have the potential to give rise to a short-term, adverse residual effect of minor significance at the local level in respect of pluvial and surface water flooding, particularly in periods of heavy rainfall. Water management measures undertaken by the contractor (e.g. pumping during periods of heavy rainfall) will help minimise any adverse effect. Groundwater Flooding The risk of groundwater flooding during demolition and construction works would be negligible for most of the Site. As such, no mitigation measures would be required and the likely residual effects would remain as negligible The only exception to this would be the excavation works required to build the aforementioned underground geocellular tanks to be provided for storing surface water. Appropriate design and construction practices, such as standard sealed construction techniques, would be implemented to prevent large amounts of groundwater ingress. With the application of appropriate design and Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 17 of 21

220 construction techniques, together with good Site management practices all to be implemented through a CEMP, there should be a negligible residual effect in terms of groundwater flooding. Artificial Sources Flooding The risk of artificial sources flooding during demolition and construction stages of the Development would be negligible. As such, no mitigation would be required and the likely residual effects would remain negligible. Changes to Groundwater Flows Given that no major below ground structures are likely to be required as a result of the Development, it is considered that the potential effect in respect of changes to groundwater flows during the bulk of the demolition and construction stages of the Development would be negligible. As such, no mitigation measures would be required, and the likely residual effects would remain negligible. Drainage Infrastructure The potential residual effects in terms of surface water flooding due to temporary changes in the Site s topography due to construction earthworks is considered above. All other residual effects of the Development in respect of drainage infrastructure are examined in respect of the Completed Development below. Completed Development Water Quality The potential effects on water quality associated with the day-to-day operation of the Site have been assessed as being short-term, adverse and of minor significance at a local level. Mitigation measures to be implemented through appropriate operation / maintenance will reduce the likelihood and magnitude of the potential release of contaminants. The significance of potential residual effects on the water quality of groundwater and surface water bodies is therefore assessed as being negligible at the Completed Development stage As mentioned above, the Remediation Strategy would comprise the removal of specific source areas of contamination where relevant such as buried tanks and areas of impacted soil which may contribute to localised groundwater contamination. The implementation of these remedial activities would result in an improvement to local groundwater quality which in time would result in long-term, minor beneficial effects at the local level. Tidal and Fluvial Flooding The potential effects as a result of tidal and fluvial flooding at the Completed Development stage have been predicted to be negligible. As such, no mitigation would be required, and the likely residual effects would remain negligible. Pluvial and Surface Water Flooding The likely effect on surface water and pluvial flooding with respect to the existing conditions as a result of the Completed Development has been predicted to be negligible. As such, no additional mitigation would be required, and the likely residual effects would remain negligible. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 18 of 21

221 Groundwater Flooding The potential effects as a result of groundwater flooding at the Completed Development stage have been predicted to be negligible. As such, no mitigation would be required, and the likely residual effects would remain negligible. Artificial Sources Flooding The potential effects as a result of artificial sources flooding at the Completed Development stage have been predicted to be negligible. As such, no mitigation would be required, and the likely residual effects would remain negligible. Changes to Groundwater Flows The potential effects in respect of changes to groundwater flows at the Completed Development stage have been predicted to be negligible. As such, no mitigation measures would be required and the likely residual effects would remain as negligible. Drainage Infrastructure The increased sewerage demands placed upon existing utility infrastructure at the Completed Development stage has been predicted as a long-term, adverse effect of minor significance at the local level, at worst. The significance of the residual effect of additional demand on the sewer network remains as stated. Further consultation will take place with Wessex Water to complete the detailed drainage design for the reserved matters planning stage. Summary The potential effects, mitigation and significance of likely significant residual effects is described in Table 11.4 below. Table 11.4: Summary of Potential and Residual Effects on Water Resources and Flood Risk Description of Effect Potential Effect Mitigation Residual Effect Demolition and Construction Water quality - accidental spillages of contaminants (including mud and debris) that may affect groundwater and quality of surface water. Water quality - potential mobilisation of contaminants by creating new pathways through intrusive earthworks. Increased tidal and fluvial flood risk. Short-term effects of minor adverse significance at the local level. Negligible effect on the River Avon / Hardenhuish Brook. Short-term effects of minor to moderate adverse significance at the local level. Negligible effect on the River Avon / Hardenhuish Brook. Adherence to CEMP. Foundation Risk Assessments; adherence to CEMP and Remediation Strategy. Localised dewatering, where necessary, to facilitate excavations in shallow groundwater. Negligible. Negligible. Negligible. None required. Negligible. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 19 of 21

222 Description of Effect Potential Effect Mitigation Residual Effect Increased pluvial and surface flood risk. Increased groundwater flood risk. Increased artificial sources flood risk. Change in groundwater flows due to below ground structures. Additional demand into existing foul water network. Completed Development Water Quality - Accidental spillages of contaminants as a result of the day-to-day operation of the Site that may affect groundwater and quality of surface water. Water Quality - Potential mobilisation of contaminants in soils to the underlying aquifers. Short-term effect of minor to moderate adverse significance at the local level. Negligible effect for most of the Site. Short-term effects of minor adverse significance at the local level where below ground tanks to store surface water would be placed. Adherence to CEMP. Adherence to good design and CEMP. Negligible effect for most of the Site. Short-term adverse residual effect of minor significance at the local level in respect of pluvial and surface water flooding, particularly in periods of heavy rainfall in areas at medium to high risk of pluvial and surface flood risk. Negligible. Negligible. None required. Negligible. Negligible. None required. Negligible. Considered in respect of the Completed Development below. Short-term effects of minor adverse significance at the local level. Negligible effect on the River Avon. Negligible. N/A Adherence to good design and appropriate maintenance and operation. The removal of specific source locations of contamination to soils and groundwater undertaken as part of the Remediation Strategy would result in an improvement to local groundwater quality. N/A Negligible effect. Long-term, local, beneficial effect of minor significance. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 20 of 21

223 Description of Effect Potential Effect Mitigation Residual Effect Increased tidal and fluvial flood risk. Increased pluvial and surface flood risk. Increased groundwater flood risk. Increased artificial sources flood risk. Change in groundwater flows due to below ground structures. Additional demand into existing foul water network. Negligible. None required. Negligible. Negligible. Appropriate design and implementation of proposed Drainage Strategy as inherent to the design. Negligible. Negligible. None required. Negligible. Negligible. None required. Negligible. Negligible. None required. Negligible. Long-term, adverse effect of minor significance at the local level. Adherence to good design and appropriate maintenance and operation. Further consultation with Wessex Water to take place. Long-term, adverse effect of minor significance at the local level. Environmental Statement Chapter 11 - Water Resources and Flood Risk Page 21 of 21

224 References 1 EU Directive 2000/60/EC of the European Parliament and of the Council of 23 October 2000 establishing a framework for Community action in the field of water policy 2 EU Directive 2007/60/EC of the European Parliament and of the Council of 23 October 2007 on the assessment and management of flood risks 3 HMSO, The Water Environment (Water Framework Directive) (England and Wales) Regulations HMSO, Flood and Water Management Act HMSO, Water Resources Act HMSO, Water Industry Act HMSO, Water Act HMSO, Environment Act HMSO, Environmental Protection Act HMSO, Anti-Pollution Works Regulations HMSO, Control of Pollution (Oil Storage) (England) Regulations DCLG (2012), National Planning Policy Framework (NPPF), The Stationery Office, TSO 13 [accessed February 2016] 14 Wiltshire Council (2015), Wiltshire Core Strategy, Adopted January 2015, Wiltshire Council 15 Wiltshire Council (2006), North Wiltshire Local Plan 2011, Adopted June 2006, Saved Policies June 2009, Wiltshire Council. 16 North Wiltshire District Council, October Strategic Flood Risk Assessment 17 Department for Environment, Food and Rural Affairs and Environment Agency (2014) Flood Risk Assessment for Planning Applications 18 Environment Agency (2013) Groundwater Protection: Principles and Practice (GP3) 19 Environment Agency (2010): Guiding Principles for Land Contamination, Environment Agency 20 Environment Agency Flood Risk Mapping, #x=391500&y=173500&scale=9 (accessed February 2016). 21 Environment Agency 2009 River Basin Management Plans penham, Wiltshire&lang=_e&layerGroups=default&distance=&textonly=off (accessed February 2016). 22 Environment Agency Groundwater Vulnerability Mapping, hippenham,wiltshire&lang=_e&layergroups=default&distance=&textonly=off#x=391500&y=173500&lg=2,10,&scale =9 (accessed February 2016). 23 Environment Agency Groundwater Source Protection Zones, hippenham,wiltshire&lang=_e&layergroups=default&distance=&textonly=off#x=391500&y=173500&lg=2,10,&scale =9 (accessed February 2016). 24 Waterman Energy, Environment & Design Limited (July 2014) Ground Investigation at Langley Park, Chippenham. Environmental Site Appraisal 25 Water Research Centre, 2006, Sewers for Adoption, 6 th Edition Environmental Statement Chapter 11 - Water Resources and Flood Risk References

225 12. Archaeology and Built Heritage Introduction This chapter, which was prepared by Waterman Infrastructure & Environment ( Waterman IE ) presents an assessment of the likely significant archaeology and built heritage effects of the Development. Particular consideration is given within the chapter to providing a baseline summary of known heritage assets within the Site and its surrounding area, considering the potential for unknown heritage assets to exist within the same area, and assessing the nature of any significant effect which the Development is likely to have on the historic environment. In addition, any significant effect of the Development on the setting of heritage assets within and surrounding the Site is also assessed. Based on this assessment, the chapter then identifies any requirement to mitigate significant effects of the Development proposals on the historic environment This chapter provides a brief summary of relevant legislation, planning policy and guidance, and a description of the methodology adopted for the assessment. This is followed by a description of the relevant baseline conditions of the Site and the surrounding area, and an assessment of the potential effects of the Development during demolition and construction and once the Development is completed and operational. Mitigation measures are identified, where appropriate, to avoid, reduce or offset any adverse effects, following which a summary of the likely significant residual effects of the Development is provided, having regard to mitigation adopted This chapter is supported by the following figures and appendices: Figure Historic Environment Records: Designated Heritage Assets; Figure Historic Environment Records: Non-designated Heritage Assets; Appendix Langley Park, Chippenham: Historic Environment Desk-based Assessment, Waterman, May 2015; and Appendix Langley Park, Chippenham, Wiltshire: Heritage Overview, The JESSOP Consultancy, August Legislation, Planning Policy and Guidance Legislation Planning (Listed Buildings and Conservation Areas) Act Section 66 of the Planning (Listed Buildings and Conservation Areas) Act (1990) 1 highlights the importance of built heritage and listed buildings within the planning system. With regard to the Local Planning Authority s (LPA) duty regarding listed buildings in the planning process, it states that: In considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case may be, the Secretary of State, shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses (Paragraph 1). King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 1 of 22

226 12.5. In addition, Section 72 of the Act emphasises the value of conservation areas in built heritage planning. In relation to the duties and powers of the LPA, it provides that: with respect to any buildings or other land in a conservation area, special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area (paragraph 1). National Planning Policy and Guidance National Planning Policy Framework, Section 12 of the National Planning Policy Framework (NPPF) 2, Conserving and enhancing the historic environment, provides Government policy on planning and the historic environment. Section 12 of the NPPF states, in paragraph 128, that a planning applicant is required "to describe the significance of any heritage assets affected, including any contribution made by their setting" As a minimum, the NPPF requires that the relevant historic environment record will be consulted and any heritage assets likely to be affected by the proposal will have their significance assessed using appropriate expertise. Where an application site may have an effect on heritage assets, an appropriate desk assessment should be provided to inform the planning authority's decision-making and, where appropriate, field evaluation will be undertaken to further inform planning decisions Section 12, paragraph 132, of the NPPF adds that "heritage assets are irreplaceable, any harm or loss should require clear and convincing justification" while paragraphs 133 and 134 of the same Section state that any harm caused by the proposal to heritage assets should be weighed against the public good of the proposal, including securing the optimum viable use of the asset(s). National Planning Practice Guidance, Following the publication of the NPPF, the DCLG s Planning Policy Statement 5 (PPS5) - Planning for the Historic Environment (March 2010) 3 and the Planning Practice Guidance published by English Heritage (now Historic England) 4 which accompanied it, were deleted. The online NPPF National Planning Practice Guidance (NPPG) 5 on Conserving and Enhancing the Historic Environment was issued by the Department for Communities and Local Government in March 2014 as a web-based resource. Historic England are in the process of reviewing their current guidance, and the following Good Practice Advice notes have been published, with a number of other guidance documents currently in draft form and open for consultation: The Historic Environment in Local Plans (GPA1) 6 ; Decision-taking in the Historic Environment (GPA2) 7 ; and The Setting of Heritage Assets (GPA3) 8. Local Planning Policy Wiltshire Core Strategy, Core Policy 58 - Ensuring the conservation of the historic environment of the Wiltshire Council adopted Core Strategy 9 inter alia states: Development should protect, conserve and where possible enhance the historic environment. Designated heritage assets and their settings will be conserved, and where appropriate enhanced in a manner appropriate to their significance King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 2 of 22

227 Distinctive elements of Wiltshire s historic environment, including non-designated heritage assets, which contribute to a sense of local character and identity will be conserved, and where possible enhanced. The potential contribution of these heritage assets towards wider social, cultural, economic and environmental benefits will also be utilised where this can be delivered in a sensitive and appropriate manner in accordance with Core Policy 57. Heritage assets at risk will be monitored and development proposals that improve their condition will be encouraged. The advice of statutory and local consultees will be sought in consideration of such applications. North Wiltshire Local Plan 2011, April 2006 (saved policies) The former historic environment policies contained within the North Wiltshire Local Plan 10 are no longer saved, all of them having been replaced by Core Policy 58 of the Core Strategy as referenced above. Chippenham Conservation Area Appraisal, The Chippenham Conservation Area Appraisal 11 was produced by the former North Wiltshire District Council and was adopted in November The document as a whole provides a comprehensive explanation, description and analysis of Chippenham Conservation Area. Part One provides a general introduction to the Conservation Area, Conservation Areas in general and Local Plan policies (all of which have now been superseded). This section is intended to particularly inform residents, prospective purchasers and developers regarding the relevant planning and conservation policies, the background from which they are derived and the protection and statutory duties which result. Part Two divides the Conservation Area into a number of Character Areas which are analysed in detail in terms of their contribution to Conservation Area character. This includes the historical and economic background of the town, perceived current pressures, and the relevance to its development. Chippenham Conservation Area Management Plan SPG, Adopted April The Chippenham Conservation Area Management Plan 12 sets out Wiltshire Council s approach to managing the future of the Chippenham Conservation Area. It is informed by the detailed study of the conservation area in the Chippenham Conservation Area Appraisal referenced above, and the Management Plan should be read in conjunction with the Appraisal The Appraisal contains background information on the reasons and methods of the designation of Chippenham Conservation Area and outlines the effects of designation. It also contains detailed character analysis of the Chippenham Conservation Area and makes observations on positive and negative features within it. The Management Plan uses these observations to inform development guidelines and enhancement proposals specific to the character areas studied in the Appraisal This Management Plan contains three main sections. The first describes how the Plan fits within the legislative and policy framework, both nationally and locally, and notes the guidance produced by (the then) English Heritage on producing management plans. The second section explains how the topics in section one influence and guide the nature of proposals for Chippenham Conservation Area and contains general recommendations and proposals for the Conservation Area. The third section uses the character areas identified in the Appraisal to describe in detail development guidelines and enhancement proposals specific to each area. King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 3 of 22

228 Other Guidance Standard and Guidance for Historic Environment Desk-based Assessment, December The Standard and Guidance for Historic Environment Desk-based Assessment 13, produced by the Chartered Institute for Archaeologists (CIfA), seeks to define good practice for the execution and reporting of desk-based assessment, in line with the regulations of CIfA; in particular the Code of conduct. The key section of this document is the Standard, which states: Desk-based assessment will determine, as far as is reasonably possible from existing records, the nature, extent and significance of the historic environment within a specified area. Desk-based assessment will be undertaken using appropriate methods and practices which satisfy the stated aims of the project, and which comply with the Code of Conduct and other relevant regulations of CIfA. In a development context, desk-based assessment will establish the impact of the proposed development on the significance of the historic environment (or will identify the need for further evaluation to do so), and will enable reasoned proposals and decisions to be made whether to mitigate, offset or accept without further intervention that impact. Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment, April The guidance on Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment 14 produced by Historic England (formerly English Heritage) sets out six high-level principles: The historic environment is a shared resource; Everyone should be able to participate in sustaining the historic environment; Understanding the significance of places is vital; Significant places should be managed to sustain their values; Decisions about change must be reasonable, transparent and consistent; and Documenting and learning from decisions is essential The concept of 'significance' lies at the core of these principles. Significance is a collective term for the sum of all the heritage values attached to a place, be it a building, an archaeological site, or a larger historic area such as a whole village or landscape. 'Conservation Principles' sets out a method for thinking systematically and consistently about the heritage values that can be ascribed to a place. People value historic places in many different ways; 'Conservation Principles' shows how they can be grouped into four categories: Evidential value: the potential of a place to yield evidence about past human activity; Historical value: the ways in which past people, events and aspects of life can be connected through a place to the present - it tends to be illustrative or associative; Aesthetic value: the ways in which people draw sensory and intellectual stimulation from a place; and Communal value: the meanings of a place for the people who relate to it, or for whom it figures in their collective experience or memory. King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 4 of 22

229 The guidance contained in the document also includes a recommended approach to assessing significance, advice on how to apply the principles and policies in practice, and detailed interpretation of policies on repair, on intervention for research, on restoration, on new work and alteration and on enabling development. Historic Environment Good Practice Advice in Planning Note 3 - The Setting of Heritage Assets, March The purpose of Historic England s Historic Environment Good Practice Advice in Planning Note 3 on the Setting of Heritage Assets is to provide information on good practice to assist local authorities, planning and other consultants, owners, applicants and other interested parties in implementing historic environment policy in the NPPF and the related guidance given in the NPPG The document sets out guidance on managing change within the settings of heritage assets, including archaeological remains and historic buildings, sites, areas, and landscapes. Scope and Consultation This chapter broadly considers the effects of the Development upon two key aspects of the historic environment archaeology and built heritage having regard to known heritage assets within the Site and its surrounding area, and the potential for unknown heritage assets to exist following a review of available information. Consideration is given to the potential for the Development to result in significant effects upon archaeology and built heritage, both during the demolition and construction period and following the completion and operation of the Development. Direct effects upon existing heritage assets (including their settings, where they make a contribution to the significance of the asset) are most likely to occur during the demolition and construction period, whilst the completed and operational Development is more likely to result in indirect effects upon heritage assets - for example the settings of listed buildings or conservation areas Wiltshire Council s archaeologist confirmed in the EIA Scoping Opinion received on 3 February 2016 that the proposed methodology outlined in the EIA Scoping Report, and upon which this ES chapter is based, including the preparation of an updated desk-based assessment, is satisfactory. Assessment Methodology and Significance Criteria Assessment Methodology This assessment follows the best practice procedures produced by Historic England and CIfA, together with policy contained in Section 12 of the NPPF, all as referenced above The chapter has been informed by a Historic Environment Desk Based Assessment (HEDBA) undertaken by Waterman IE in 2015, and a Heritage Summary undertaken by The JESSOP Consultancy in 2015 (refer to Appendix 12.1 and Appendix 12.2). This chapter relies on the baseline set out within the HEDBA presented in Appendix 12.1, and updates the assessment provided therein The following methodologies were used to inform the baseline studies: Appraisal of relevant heritage assets noted on the Wiltshire and Swindon Historic Environment Record (HER); Consultation of relevant heritage information in the Wiltshire and Swindon History Centre; Consultation of online resources; Appraisal of Historic England and Archaeology Data Service data sets; King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 5 of 22

230 Appraisal of designated heritage assets and areas, including conservation areas, local lists and archaeological alert area designations, in the immediate area; A walk-over survey of the Site and its immediate area; An overview of extant built heritage within the Site; Assessing the presence of known heritage likely to be affected by the proposed Development; Assessing the potential for unknown heritage assets likely to be affected by the proposed Development; and Assessing the effect of the Development (as known) on the settings of heritage assets in the study area The sources consulted include information in the HER, which consist of records of heritage assets. These relate to sites, find spots, historic buildings and heritage investigations in the area, as well as any known information relating to listed buildings and scheduled monuments. Figure 12.1 and Figure 12.2 show all relevant HER records in the search (or study) area (which comprises a 1 km radius from the centre of the Site). Appendix 12.1 contains a full list of all HER records in the search area. The number references used in the text are those used by the HER The Wiltshire and Swindon History Centre were visited in order to obtain information from early maps, documents and secondary sources. A full set of OS maps, and extracts from other relevant historic maps are reproduced in Appendix 12.1 and Appendix The Site was visited in May The aim of the visits and walkover was to identify any features of heritage merit and the ground conditions, as well as conducting an overview of extant heritage assets within the Site. Access to the Site was granted, although no building interiors were accessible. The walkover also included the immediate periphery of the Site to appraise general views and contextualisation. A photographic record of the visit was made. Some of the resultant images are reproduced in Appendix 12.1 and Appendix Following the identification of designated heritage assets and the assessment of the potential of the Site and its surroundings to contain non-designated heritage assets, a qualitative assessment has been undertaken, using above mentioned policy and guidance, and adopting professional judgement, which seeks to identify the likely effects of the Development upon heritage assets and where relevant their settings, having regard in each case to the significance (or value) of the asset in question and the magnitude of likely impact arising from the Development. This qualitative assessment, presented in this ES chapter, draws upon and updates the content of the Historic Environment Desk-based Assessment (Appendix 12.1) and Heritage Overview (Appendix 12.2) and together these complementary elements provide the necessary level of assessment of heritage assets The methodology for establishing significance of effect, having regard to likely impact and significance / value of heritage asset, is presented in the section below. This methodology is applicable to both the effects arising from the demolition and construction period and the completed and operational Development. Limitations and Assumptions The assessment relies on available data, and best endeavours have been made to ensure that the data is accurate and up to date. It is assumed that information on the HER database is accurate. However, whilst compiling the baseline, a process of review and validation of the HER has taken place (for example ensuring assets are correctly located, and undertaking further research, where appropriate, into HER entries with little information). This chapter also relies on built heritage King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 6 of 22

231 baseline information presented in a third party report by JESSOP Consultancy, and it is assumed that information presented therein is accurate The main limitation to the assessment is the nature of the below ground archaeological resource (i.e. buried and not visible) which means it can be difficult to predict the presence and likely significance of below-ground assets, and consequently the impact upon them, based primarily on desk based sources. The principal sources of information are the HER and the Wiltshire and Swindon History Centre. The information provides an initial indication of assets present rather than a definitive list of all potential archaeological assets because the full extent of a below ground heritage resource cannot be known prior to site-specific archaeological field investigation. However, it is considered that a robust assessment has been carried out based on available information Buildings are referenced as per the numbers ascribed to them in the Heritage Overview prepared by the JESSOP Consultancy (refer to Figure 5 of Appendix 12.2); however for ease of crossreference, where relevant the building reference number from the Langley Park asset register, as per Figure 1.3 of this ES, is provided in parentheses (e.g. Building 26 (R15)). Significance Criteria Heritage Significance (Value) The intrinsic significance unique to each heritage asset can be defined as the sum of tangible and intangible values which make it important to society. This may consider age, aesthetic and the fabric of an asset, as well as intangible qualities such as associations with historic people or events To assess the heritage significance of the Site and study area, this report has drawn upon Historic England s (formerly English Heritage) Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment referenced above, which recommends making assessments under the categories of: Evidential, Historical, Aesthetic and Communal Value. It should be noted that the use of the term significance in the context of heritage significance or value derives from the above guidance. It should not be confused with the significance of effect, which is derived from a consideration of magnitude of change against the value of the receptor, as with other topic chapters within this ES. The methodology for establishing significance of effect is outlined in the subsequent sections below The significance (or value) of the heritage assets within the Site and study area has been assessed using a number of ratings, as set out in Table 12.1: Table 12.1: Establishing Significance / Value Significance / Value Rating High Medium Low Neutral Intrusive Description A feature, space or theme which is significant at national or international level. These will tend to have a high cultural value and form an important element of a building or site. A feature, space or theme which is significant at a regional or national level. These will tend to have some cultural merit and form a significant part of the building or site. A feature, space or theme which is of local or regional significance. A feature, space or theme which has no cultural significance but is also not considered intrusive to heritage value. A feature, space or theme which detracts from heritage value. King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 7 of 22

232 Magnitude of Change This chapter assesses the potential effect of the proposed Development upon the heritage significance / value of the Site and the surrounding landscape In order to more fully understand the effect of the proposed Development on the significance / value of known and potential heritage assets within the Site and study area, the following assessment provides a comparable analysis of the heritage significance / value against the magnitude of change. This assessment is based on the criteria set out by the Design Manual for Roads and Bridges 15 (DRMB) and ICOMOS 16, and is a clear way of understanding the magnitude of change, and how levels of effect vary according to the significance (value) of the heritage asset The magnitude of change has been assessed based on the criteria set out in Table 12.2 below. Table 12.2: Magnitude of Change Magnitude of Change Large Beneficial Moderate Beneficial Slight Beneficial Neutral Slight Adverse Moderate Adverse Large Adverse Description The proposed changes will significantly improve the overall setting and character of heritage assets, revealing and / or enhancing important characteristics which were previously unknown or inaccessible. There would be a substantial improvement to important elements of the asset. The proposed changes will considerably improve the setting or overall character of the heritage asset. There may be an improvement in key uses and beneficial change (e.g. the creation of coherency) to the characteristics of the asset. The proposed changes may cause a minor improvement to the setting or overall character of a heritage asset. The proposed changes will have no impact on the heritage asset. The proposed changes will have minor impact on the setting or overall character of a heritage asset. Change of this magnitude may be acceptable if suitable mitigation is carried out. The proposed changes will negatively alter the setting or overall character of the heritage asset. It will likely disturb key features and detract from the overall heritage significance. Change of this magnitude should be avoided where possible, but can be minimised or neutralised through positive mitigation. The proposed changes will significantly damage the overall setting and / or character of heritage assets. They will cause a notable disruption to, or in some cases, complete destruction of, important features. Change of this magnitude should be avoided. Significance of Effect The significance of the effect - i.e. the overall impact - on a heritage asset, is a function of the significance/ value of the asset and / or group of assets (as per Table 12.1), and the magnitude of change (as per Table 12.2). This is summarised in Table King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 8 of 22

233 Table 12.3: Significance of Effect Criteria Significance / Value* Neutral Low Medium High Magnitude of Change Large Beneficial Moderate Beneficial Slight Beneficial Neutral Slight Adverse Moderate Adverse Large Adverse Negligible Negligible Negligible Moderate Beneficial Minor Beneficial Minor Beneficial Moderate Beneficial Moderate Beneficial Minor Beneficial Major Beneficial Moderate Beneficial Moderate Beneficial Negligible Negligible Negligible Negligible Negligible Negligible Negligible Minor Adverse Minor Adverse Moderate Adverse Minor Adverse Moderate Adverse Moderate Adverse Moderate Adverse Moderate Adverse Major Adverse * Features or elements of a heritage asset which are intrusive to its significance are considered as part of the assessment process, and where appropriate, mitigation will be put forward which enhances the significance of assets or groups of assets through changes to those elements or features which are intrusive. Baseline Conditions Existing Baseline Topography Chippenham lies within the northern part of Wiltshire, midway between Calne to the east and Corsham to the west. The town lies only a few miles to the north-west of two regions of great archaeological significance, the Marlborough Downs and Avebury World Heritage Site The river Avon forms a horseshoe-shaped meander largely enclosing a clay spur and providing a good natural defensive position for the early settlement. The Avon valley is narrow within the meander, and extensive modern development has occurred upon the northern side of the river The Site itself is located to the north-east of the Avon valley, sloping from north (Pew Hill at around 75m AOD) to south (railway line at around 65m AOD). Geology Information regarding geology was obtained via the British Geological Survey website In terms of bedrock geology, the south-east half of the Site is formed of Cornbrash Formation Limestone, which consists of sedimentary bedrock formed approximately 161 to 168 million years ago in the Jurassic Period, when the local environment had previously been dominated by shallow carbonate seas. These rocks were formed in warm shallow seas with carbonate deposited on platform, shelf and slope areas; often rich in corals and shelly faunas and with the potential to include evaporites where seawater was trapped and salts concentrated by evaporation. The northeast half of the Site is formed of Kellaways Clay Member - Mudstone. This sedimentary bedrock formed approximately 161 to 165 million years ago in the Jurassic Period, where the local environment had previously been dominated by shallow seas. These rocks were formed in shallow King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 9 of 22

234 seas with mainly siliciclastic sediments (comprising fragments or clasts of silicate minerals) deposited as mud, silt, sand and gravel In terms of surface geology, no superficial deposits are recorded The British Geological Survey data has been confirmed through a number of geotechnical investigations of the Site. Logs from the investigations are presented in Appendix Designated Heritage Assets The Site borders (and slightly overlaps) the Chippenham Conservation Area, which is located to the west and south-west of the Site, and it is part of its historic setting. Wiltshire County Council (as was) produced the Chippenham Conservation Area Statement for Public Consultation in December 2004, and North Wiltshire District Council produced the resulting Chippenham Conservation Area Appraisal in November Both these documents inform the Chippenham Conservation Area Management Plan, adopted in April 2010 as supplementary planning guidance by Wiltshire Council. These documents define a series of Character Areas as outlined in the previous section of this chapter The Character Areas closest to the Site are Character Area 3 Upper New Road (to the south-west of the Site) and Character Area 5 Malmesbury Road and Langley Road (to the west of the Site). Character Area 3, Upper New Road, is described in the Chippenham Conservation Area Management Plan as:.a character area with diverse elements contributing to its overall feeling of dynamism, St Paul s Church and some fine villas on Upper New Road contrast with Hathaway Retail Park and the dominance of vehicular infrastructure. This is an important entry to the town and needs to be enhanced to reflect its function Area 5, Malmesbury Road and Langley Road, is described in the same document as follows:. Malmesbury Road is a focal route into the town, dominated by St. Paul s church and rush hour traffic. The character area contains the hidden gem of The Hamlet and quiet residential streets such as Tugela Road According to the Chippenham Conservation Area Appraisal, the White House (Building 26 (R15)), makes a positive contribution to the significance of this conservation area, and is considered to be a Building of Townscape Merit The Chippenham Conservation Area Management Plan includes a number of Development Guidelines and Enhancement Proposals for these areas, which are considered in the assessment below The Site includes one Grade II Listed Building - Avon House (DWI6400), which dates from the late seventeenth or early eighteenth century. The historic setting of this farmhouse has been entirely degraded by surrounding development and does not make a substantial contribution to the significance of this asset The Site surrounds, and is immediately adjacent, to three other listed buildings. Pew Hill House (DWI6554) to the north of the Site dates from the late nineteenth century, and number 1 Pew Lane (DWI6555), also to the north of the Site, dates from the mid-nineteenth century. Both are Grade II listed and separated from the Site by intervening boundary vegetation, fences, and other property, however, Pew Hill House fronts onto the northernmost entrance to the Site. The Site forms part of the historic setting of these two buildings, however, the overall setting has already been encroached King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 10 of 22

235 upon by recent industrial and residential development, which replaced the original rural setting of the building The Grade II* listed St Paul s Church is located to the north of the Little George roundabout at the end of Foundry Lane, to the south-west of the Site, and although the spire of the church is visible from some of the higher parts of the Site, the main Site itself does not form part of the setting of this designated asset, as it is separated by intervening built form. Similarly, the Grade II listed Little George Hotel, is separated from the main Site, which does not form part of the setting of this asset. Non-designated Heritage Assets Prehistoric (up to 42 AD) The location of the Site on a high point in the surrounding landscape, overlooking a main thoroughfare known to have been in use in this period (the Avon) would indicate that the Site would have been a favourable location for prehistoric settlement, be it temporary settlement associated with hunter-gatherer camps, or more permanent settlement associated with the subsequent development of agriculture. Human presence in this period is evidenced within the 1km search area, as presented in Appendix 12.1, and can be summarised as a number of assemblages of artefacts dating from the Mesolithic and Neolithic (including a Mesolithic assemblage of flint implements mapped within the Site (MWI3646), and two Bronze Age sites with evidence of settled occupation at Rawlings Farm (MWI31365/MWI52870, to the east of the Site) and a number of rectilinear banked enclosures visible on aerial photography, to the north-east of the Site, interpreted as Celtic field systems (MWI64435). Roman (43 AD to 409 AD) At Rawlings Farm, to the south-east of the Site, evidence of continued settled occupation from the Bronze Age onwards continued into the Roman period, as established during a magnetometer survey and later archaeological trial trench excavation (MWI31366 and MWI31367). Early Medieval (410 AD to 1065 AD) The earliest references to Chippenham date to the ninth century and suggest a settlement of some importance. The Saxon core of the town is sited upon a spur of Oxford Clay which is surrounded on three sides by the River Avon and which gradually rises to the south-east (MWI5229) 17. It is known to have been of strategic significance by at least the later ninth century, when it was one of the key locations in the struggle for survival by the West Saxons against the Viking invaders Despite Chippenham being well-documented in this period, no confirmed archaeological remains or chance finds of the period have been made to date within the historic core of the town, located to the south-west of the Site. Medieval (1066 AD to 1539 AD) Although historical sources provide little insight into Chippenham s development during the Medieval period, the HER provides some data for these centuries, and this is presented below Within the historic core area of the town, several buildings of demonstrably Medieval origin survive, including the twelfth century St Andrew s Church, and the fifteenth century Yelde Hall. A number of Medieval sites and finds lie away from the historic core of the town. To the north-east of the Avon, the site of a Medieval manor is known at Monkton House (MWI5244, not displayed on Figure 12.2). Further north, and in relative proximity to the south-east of the Site, lies the site of the later King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 11 of 22

236 Saxon and Medieval farming settlement of Cocklebury (MWI5238), first mentioned in the Domesday Book (1086 AD), although the extent of the site is unknown Other significant sites dating to this period include: The Medieval farmstead at Rawlings Farm (MWI5243), to the south-east of the Site; Maud Heath s Causeway (MWI5102) which runs north-east to south-west along the northern boundary of the Site; A Medieval settlement site, at Hill Corner (MWI5242) to the north of the Site; The Medieval village of Langley Burrell (MWI5104) to the north of the Site, and the nearby earthworks to the east of Barrow Farm (MWI5109); and A focus of Medieval activity to the west of Burrow Farm (MWI31363) also to the north of the Site. Post Medieval (1540 AD to 1750 AD) The HER includes a number of records dating to this period within the 1km search radius, of which the most significant for our understanding of the Site and its context are the three farmsteads at Rawlings Farm (MWI66178) to the south-east of the Site, Cocklebury Farm (MWI66175) also to the south-east of the Site, and Greenways Grange (MWI66140) to the north-west of the Site. Additionally, Hardenhuish Park (MWI5257) to the west of the Site, and Kilvert's Parsonage or the Old Rectory (MWI34988) are also important sites. There are also a number of records associated with other agricultural sites, which demonstrate the agricultural surrounds of Chippenham during this period. Industrial (1751 AD to 1900 AD) and Twentieth Century Although the surrounding countryside continued to be dominated by agriculture, of which the site of the former Upper Cocklebury Farm (MWI66179) immediately adjacent to the east of the Site (now demolished) was evidence, Chippenham experienced considerable expansion in the later eighteenth and nineteenth centuries, with the coming first of the canal and later the railway 20. The Grade II* listed St Paul's Church (MWI34106) whose spire is visible in the skyline to the west of the Site, was designed by George Gilbert Scott and built in (the spire itself was added in 1860) The Chippenham spur of the Wilts & Berks Canal was built in 1798 and terminated in a wharf at Timber Street, within the historic core of Chippenham to the south-west of the Site. The canal flourished until the arrival of the railway, when it went into decline, finally being wound up in The Great Western Railway came to Chippenham in 1841, although the station was not completed until Additionally, the railway line from Calne to Chippenham, a branch of the Great Western Railway, was opened in 1863 and closed in 1965 (MWI31298). It is now used as the North Wiltshire Rivers Route Cycle Path. The advent of the railway could be said to be the most significant event in the recent development of the town, bringing extensive new industries, and new housing to accommodate the workers Earlier industries continued, such as flour milling at Town Mill and cloth production at Waterford Mill, but the cloth industry was in decline by the mid-nineteenth century, and many of the small workshops and cottage industries have long closed, their sites now unknown. The re-use of industrial buildings was, however, common-place throughout the nineteenth century The Chippenham and Alligton Parish Tithe map and apportionment from 1848 were consulted at the Wiltshire and Swindon History Centre. Within it, the Site is depicted as being used principally for pasture. Pewhill House, Avon House and the former Upper Cocklebury Farm are all depicted. The Great Western Railway is already in place to the south of the Site, Maud Heath s Way lies to King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 12 of 22

237 the north of the Site, and Cocklebury Lane to the east. This remains the case until the second edition Ordnance Survey map of 1901, which depicts the first phase of industrial development within the westernmost portion of the Site, named as Railway Signal Works. A branch line from the railway provided a direct link to the main network and ran through the centre of the works Within the Site, the engineering firm of Rowland Brotherhood sited in Foundry Lane went out of business in the 1870s, but its extensive works continued in use. The original works were built in 1895 by Evans, O Donnell and Co., and were used for the manufacture of railway signalling. The works at this time comprised three main elements, consisting of approximately three groups of sheds and associated buildings with the name Evans O Donnell emblazoned on the north side so as to be clearly seen from the Great Western Railway. The factory was acquired by Saxby and Farmer Ltd in 1903, who moved here from Kilburn, London, where they had been based since In 1920, Westinghouse Brake and Saxby Signal Company was formed from the merging of several smaller manufacturers, including Brotherhood, and occupied most of the pre-existing factory. In 1935 the company changed name to Westinghouse Brake and Signal Company An aerial photo of 1924 depicts the extended rooflines of the linear sheds, a railway turntable and testing tracks, later to become the hump yards are also seen adjacent to the main line tracks. In the same period the Chippenham Gas Works Company began to operate to the north of the tracks (within the Site). The third edition Ordnance Survey map of 1926 depicts a much enlarged Railway Signal Works, and to the east of it a Gas Works (named as Chippenham Gas Co.). To the north of these, and apparently accessible from Hawthorne Road, was an area of allotment gardens. Housing development along Hawthorne Road and Tugela Road, and further industrial development along Foundry Lane, are also evident in this edition Within the decade, the Works had expanded to occupy all the land from the original sheds as far as the gas works, as seen on an aerial photograph of The most recent building added at this date was the rectifier shop, stores and fire station abutting the boundary of the gas works. Another addition in 1930 was the main office block for the Site known as the White House (Building 26 (R15)) By the time the fourth edition Ordnance Survey is printed in 1938, most of the western half of the Site is developed, including the former area of allotment gardens, with large industrial buildings clearly marked. In the same year Modern Transport published an article entitled Railway Equipment Manufacture. A Famous British Enterprise. Growth of Westinghouse Works at Chippenham. The plan in this article names each of the buildings / structures by function, as they were at a time when the company employed about 3,000 workers (nearly half of Chippenham s population), most of them at this Site. The influence of this very large employer in the town was evident in the Festival of Britain diary of events for Chippenham featuring a range of teams and clubs carrying the employer s name There was some further expansion of the Site in the immediate post-war period, including the Works Laboratory (Building 18), which remains as one of the most substantial buildings within the Site (aside from the General Offices on Foundry Lane), but the next phase of large industrial expansion of the Site is evidenced in the 1985 Ordnance Survey Map, which depicts the development of the eastern half of the Site In the 1990s and early twenty-first century, the industrial buildings to the west of Pew Hill were replaced by a residential development which now forms part of the northern boundary of the Site There are two World War II (WWII) sites recorded in the HER, namely the crash site of a Mosquito at Rawlings Farm (MWI64439), to the south-east of the Site, and a type 24 pillbox to the south of the Site (MWI31519). Munitions, weapons and other military equipment was manufactured at the King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 13 of 22

238 Site during both World Wars. On account of the company s expertise on this type of precision engineering, the Luftwaffe identified the Site as a target in 1941, and the significance of the Site s contribution to the war effort is also highlighted by the visit by Queen Mary in Aerial photos taken by the RAF in 1945 and 1946 record that there appear to have been at least 45 air raid shelters constructed measuring 200m x 70m to the north-east of the factory buildings (beneath Building 27 (R6/R7)). During the war, the factory roofs were painted in camouflage and there was an observation post on top of the White House After the war, the firm continued to invest, building a new laboratory for metallurgical, electrical, chemical, mechanical and physical testing which included a radiography lab, dark room, plenum chambers, lens testing, spectrograph room, balance room and a library. A plating and process shop was also added and these new buildings can been seen on an aerial photograph dated Throughout the 1950s the ever expanding Site acquired a new entrance from the Langley Road and further brakes and rectifier buildings were added between 1953 and In 1959, Pew Hill House became an apprentice hostel and remained as such until Built Heritage The origins of the firm Westinghouse Brake and Signal Company date back to 1856 when John Saxby patented his interlocking signals and points that protected train movements. After many mergers with firms such as McKenzie and Holland and the UK-based Westinghouse Brake Company with Saxby and Farmer, by 1920 the Westinghouse Brake Company had combined with the Consolidated Signal Company and McKenzie and Holland & Westinghouse Power and Signal Company to form the Westinghouse Brake & Saxby Signal Company, later shortened to Westinghouse Brake and Signal Co Ltd (WB & S) in The origins and history of the Langley Park Site are summarised above and detailed in Appendix 12.2, which should be read in conjunction with this chapter The rapid expansion of industrial buildings in the south-western part of the Site in the first half of the twentieth century resulted in a site where all available space was full adapted for a wide range of industrial processes and uses. The construction of further buildings in the north-east of the Site was concentrated between the 1960s and 1990s, corresponding with the growth and continued success of the Westinghouse Brake & Signal Company. As part of this later development, many of the early nineteenth century buildings became redundant, especially in the south-west part of the Works. The demolition of the former foundry between 1992 and 1994, effectively removed c. 25% of the standing buildings, resulting in the existing layout of the Site The heritage overview presented in Appendix 12.2 was supported by a rapid external inspection of all of the standing buildings - a total of 38 individual structures or building blocks were identified. These are listed in the form of a gazetteer in Appendix 3 of Appendix The standing buildings date from the late seventeenth century right up to the end of the twentieth century (see Figure 3 of Appendix 12.2). Whilst it was beyond the scope of the assessment presented in Appendix 12.2 to examine each structure in detail, it has been possible to identify a relative chronology, and an assessment of significance has been made in terms of their heritage value (refer to Figure 5 of Appendix 12.2). The buildings fall into three broad groups: 1880s to mid-1930s; mid 1930s to 1960s; and 1970s to the present day. The significance that has been applied to each structure is related to their date, and how unusual, or important they were in regards to the former industrial operations on the Site. The main exception to this is Avon House (referenced as Building 5 on Figure 5 of Appendix 12.2), which is Grade II listed. Avon House dates to the late seventeenth century and has been allocated the highest significance / value on the Site. King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 14 of 22

239 The surviving industrial structures associated with the early use and development of the works have been allocated a medium level of significance, which may be reduced following an internal inspection. This level of significance is ascribed to extant buildings within the Site which belong to the main phase of industrial development associated with the rail signalling works, and which are therefore of regional to national (medium) significance / value, by virtue of their unique function. There are also associations with WWII ammunitions manufactory, which would also be of regional to national (medium) significance / value for that particular period. One building of note is the threestorey high former offices (Building 26 (R15) - White House) which is included within the boundary of the Chippenham Conservation Area The largest group of buildings that date to the second quarter of the twentieth century are all associated with the growth of the works and its operation during WWII. They are considered of low significance Those buildings with no, or negligible, heritage significance, date to the 1960s and after, being unique in neither their architectural form, nor their intended use. Predicted Future Changes in the Baseline Below Ground Archaeology No changes in the below ground heritage baseline are anticipated to occur before the Development commences. The demolition of selected buildings in advance of the commencement of the Development (refer to Figure 1.3) will be down to slab level only and will not involve below ground excavations. Built Heritage Prior to the implementation of the Development, Buildings 9 (E1), 11 (R1 and R2), 35 (R11), 20 (R20) and 17 (R22) will have been demolished. These buildings date from the post-war phase of the Site s historic development, and are assessed as being of low (local) significance / value. Given that these buildings will no longer be extant, they are not considered further in this chapter. As the above works will be implemented in advance of the Development, the future baseline for the purposes of this assessment will comprise the Site in the absence of these buildings the subject of advance demolition works The Applicant also proposes to undertaken the demolition of twentieth century additions and ancillary structures (including the adjacent Nissen hut) at Avon House, the Grade II listed farmhouse in the northern part of the Site (Building 5 on Figure 5 of Appendix 12.2), in advance of the implementation of the Development, via a separate application for listed building consent, accompanied by a separate Heritage Statement 27. The Nissen hut scheduled for removal is labelled Building 6 on Figure 5 of Appendix 12.2) Avon House was constructed in the late seventeenth / early eighteenth century as a farmhouse. The barn was likely constructed in the eighteenth century. Avon House was extended, whilst in use as a farmhouse, in the eighteenth and nineteenth centuries. The change in use of the buildings resulted in unsympathetic internal alteration and the construction of extensions which have detracted from the setting of this designated heritage asset The above proposal intends to return the buildings to their nineteenth century core, removing the twentieth century work which has detracted from their appreciation. This has been assessed to have a beneficial effect upon the heritage asset which will both enhance its setting and understanding of its original intended use 28. Given that the works proposed to Avon House and King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 15 of 22

240 barn are the subject of a separate listed building application, they are not considered further in this chapter. As the above works will be implemented in advance of the Development, the future baseline for the purposes of this assessment will comprise the retained Avon House in the absence of these intrusive additions and ancillary structures The installation of PV panels on the roof of the Connect 17 building (Building 2 (E4) which is one of the buildings to be retained) is not considered to have any material effect upon the heritage value / significance of this structure, which is assigned as neutral. Potential Effects Demolition and Construction Below Ground Archaeology The north-eastern half of the Site, due to its geology and topography, has potential for Prehistoric, Roman and early Medieval archaeology to survive in areas not developed in recent history The south-western half of the Site represents an important phase of Chippenham s history, and therefore has the potential to make a significant contribution to the understanding of the post- Medieval and Industrial development of Chippenham specifically, and of railway technology produced on the Site, as well as the contribution to the war effort in both World Wars, which is nationally significant The evidential and historic significance / value of potential below ground heritage assets within the Site is assessed as medium (regional) Although the Site s recent historic development is likely to have truncated any sub-surface archaeological remains which may survive within its boundaries, large areas have remained undeveloped, and potential survival is higher beneath areas of car parking and other hardstanding, such as storage areas. Potential effects from the Development could be the further truncation or complete removal of any surviving below ground archaeology within the Site The ground intrusive elements of the demolition and construction phases of the Development, such as removal of ground floor and basement slabs and foundations, and creation of new foundations, removal or re-direction of services, and new services installations, and breaking through hardstanding areas, and any other ground intrusive work such as landscaping and construction of new built form would have the potential to further truncate and / or completely remove any surviving archaeology within the Site. The predicted magnitude of change from the demolition and construction phase of the Development is therefore assessed as being large adverse for below ground heritage assets which may survive within previously undeveloped parts of the Site Whilst the below ground potential has not been tested, depending on the level of archaeological survival within the Site, in the absence of mitigation, the potential effects of the Development upon below ground heritage would be long term, permanent, regional, and of moderate adverse significance. Built Heritage Designated Built Heritage Assets - Demolition The Site borders the Chippenham Conservation Area, being also partly located within it, and forms part of its setting. Of the buildings within the Site, only the White House (Building 26 (R15)), makes a positive contribution to the significance of this conservation area, and is considered to be a King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 16 of 22

241 Building of Townscape Merit, and is in itself an asset of medium significance (value). This building would be demolished as part of the Development, which would result in a moderate adverse magnitude of change to the conservation area. The demolition phase of the Development would therefore have an effect of long term, permanent, local, moderate adverse significance on the Chippenham Town Centre Conservation Area, due to the demolition of the White House Indirect effects on designated built heritage assets as a result of demolition activities (e.g. noise, dust and additional traffic movements) are considered in the section below. Designated Built Heritage Assets Demolition and Construction Activities The Character Areas closest to the Site are Character Area 3 Upper New Road (to the south-west of the Site) and Character Area 5 Malmesbury Road and Langley Road (to the west of the Site). The Chippenham Town Centre Conservation Area is an asset of high significance / value. The demolition and construction activities would have the potential to generate noise, dust, and additional traffic movements through the conservation area, which would have a slight adverse magnitude of change. There would also be a slight adverse magnitude of change caused by the visual intrusion of cranes, scaffolding and hoarding normally associated with construction activities. These activities would therefore have effects of short term, temporary, local, moderate adverse significance on the Chippenham Town Centre Conservation Area Similarly, a slight adverse magnitude of change would be caused to the setting of the Grade II* listed St Paul s Church, and the Grade II listed Little George Hotel, Avon House, Pew Hill House and 1 Pew Lane, (all of which are assets of high significance / value) due to the noise, dust and additional traffic movements caused by this phase of the Development, and in the case of St Paul s Church and the Little George Hotel, the works to the Little George roundabout. Demolition and construction activities would have effects of short term, temporary, local, moderate adverse significance on the setting of these assets (Grade II* listed St Paul s Church, and the Grade II listed Little George Hotel, Avon House, Pew Hill House and 1 Pew Lane). Non-designated Built Heritage Assets - Demolition The demolition required to facilitate the Development would result in the permanent removal of : Buildings 23 (R19), 26 (R15), 28 (R8 / R12), 29 (R14), 30 (R14), 31 (R14), 32 (R14) and 33 (R13) of medium significance / value; Buildings 10 (R24), 13 (R23), 14 (R4), 19 (R21), 24, and 25 (R16) of low significance / value; and Buildings 4, 8 (E2), 12 (R3), 16, 22, 34 and 36 of neutral significance / value The magnitude of change caused by the demolition of these assets would be large adverse, and consequently the demolition phase of the Development would cause effects of long term, permanent, local, moderate adverse significance on assets of low and medium significance / value, and of negligible significance on assets of neutral significance / value. Non-designated Built Heritage Assets - Construction The significance / value of built heritage assets to be retained within the Site is summarised as follows: Building 18 - medium significance / value; Buildings 3, 27 (R6 and R7), 37 and 38 (R10) - low significance / value; and Other buildings within the Site - neutral significance / value. King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 17 of 22

242 Above ground structures associated with the historic development of the Westinghouse Works survive well throughout the Site, despite many being unoccupied, and they would have a higher group value than the individual value ascribed to each individual building. On the basis that there may be alterations or refurbishment to the retained building stock in conjunction with the implementation of the Commercial phase of the Development, the Development could result in a moderate adverse magnitude of change to the significance of these assets due to: Loss of group value; Permanent, or partial loss of structural elements; Permanent or temporary loss of the physical, and or / visual integrity of historic features; Damage to the built fabric of the standing structures by the creation of new openings; and Damage by the excavation of new service routes, or as a result of the lifting of historic floor surfaces to improve insulation, and the stability of retained buildings The construction phase of the Development would cause effects of long term, permanent, local, moderate adverse significance on assets of medium significance / value, effects of long term, permanent, local, minor adverse significance on assets of low significance / value and effects of negligible significance on retained assets of neutral significance / value. Completed Development Below Ground Archaeology No significant effects upon below ground archaeology are anticipated as a result of the Development s routine site operation. Built Heritage Designated Built Heritage Assets - Operation The Little George / Foundry Lane roundabout forms part of the immediate setting of the Grade II* listed St Paul s Church, and the open views of the church from all approaches make a positive contribution to its significance. This roundabout also forms part of the setting of the Grade II listed Little George Hotel. The Conservation Area Management Plan identifies a number of intrusive features which currently have a negative effect on the significance / value of the conservation area, namely the number of traffic signs, individual lighting on traffic signs, inappropriate street lighting, poor pedestrian crossing facilities at the Little George roundabout, and poor road surfacing. These also have a negative effect on the significance / value of St Paul s Church and the Little George Hotel The development guidelines set out in the Chippenham Conservation Area Management Plan state, inter alia, that new development should aim to provide more efficient, attractive and clear access to the railway station and reinstate active street frontages to Foundry Lane and Old Road, or provide a new street pattern of active frontages to enable a more efficient use of land The highway improvements to the Little George roundabout - specifically the replacement of the roundabout with a traffic signal controlled junction - and the creation of an active frontage on Foundry Lane, are likely to have slight beneficial magnitude of change on the setting of the Grade II* listed St Paul s church, the Grade II listed Little George Hotel, and on the Chippenham Town Centre Conservation Area itself. The completed Development would therefore have an effect of long term, permanent, local, moderate beneficial significance on these assets. King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 18 of 22

243 The completed Development would have a negligible effect on the settings of the Grade II listed Avon House, Pew Hill House, and 1 Pew Lane. This is because, although the current Site forms part of the setting of these assets, their current setting is not assessed as making a positive contribution to their heritage significance / value, and the proposed Development does not enhance the setting in a way which would make a positive contribution to its heritage significance / value having regard to the appreciation of the original historic context in which the respective buildings were situated. Non-designated Built Heritage Assets - Operation The Site represents several types and several phases of industrial buildings, associated with a specialised industry, and would have a higher group value than the individual value of each building in itself. The complete change in use of the Site, and in the setting of built heritage assets to be retained within the Site (buildings 18 and 29 (R14) - medium significance / value; buildings 3, 14, 27 (R6 and R7), 37 and 38 (R10) - low significance / value; and other buildings within the Site - neutral significance / value), as well as the new Development which will be created around them, will constitute a change of large adverse magnitude for the setting and significance of industrial buildings of medium and low significance / value which will be retained by the Development, as it will detract from the understanding of these buildings in context. This will result in an effect of long term, permanent, local, moderate adverse significance in respect of the assets of medium and low significance / value, and a negligible effect in respect of the assets of neutral significance / value. Mitigation and Likely Significant Residual Effects Demolition and Construction Below Ground Archaeology A programme of archaeological mitigation works will be agreed in consultation with the Wiltshire Council Archaeology Service. This may entail non-intrusive and / or intrusive survey and evaluation methods, such as geophysical survey of areas which have remained relatively undisturbed, in order to define the scope of subsequent archaeological monitoring (watching brief) or trial trenching of any areas which are confirmed as having archaeological potential. This could be carried out as a condition of planning consent and would be subject to agreement with the local planning authority and its officers The potential significant residual effects of the Development upon below ground heritage would remain no more than long term, permanent, regional, and of moderate adverse significance, unless and until through mitigation, a lower significance can be ascribed to the below ground archaeology due to the nature of finds and features recorded, or through mitigation, a lower magnitude of change can be ascribed to the proposed Development 29. Built Heritage Designated Built Heritage Assets Temporary effects from the demolition and construction phases of the Development, associated with noise, dust and increased traffic movements, on the settings of the Chippenham Town Centre Conservation Area; the Grade II* listed St Paul's Church; and the Grade II listed Little George Hotel, Avon House, Pew Hill House and 1 Pew Lane, would be mitigated to some extent by the implementation of a Construction Environment Management Plan (CEMP) during the period of King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 19 of 22

244 works. Implementation of the CEMP would reduce the magnitude of change to slight adverse, however, having regard to Table 12.3, given the high significance / value of the receptors, the likely significant residual effects associated with the demolition and construction phases of the Development would remain short term, temporary, local, and of moderate adverse significance The likely significant residual effects on the Chippenham Town Centre Conservation Area associated with the demolition of the White House would remain long term, permanent, local, moderate adverse significance. Non-Designated Built Heritage Assets A programme of historic building recording in advance of demolition is recommended, the scope and extent of which would be discussed and agreed with Wiltshire Council s Conservation Officer. The further understanding gained from this exercise would reduce the overall significance of effect from the Development on extant heritage assets within the Site. The magnitude of change would be reduced to slight adverse, and consequently, the significance of the effect of demolition on extant heritage assets of low and medium significance / value within the Site would be reduced to effects of long term, permanent, local, minor adverse significance (after building recording) The likely significant residual effect in respect of buildings of neutral significance / value would remain negligible The likely significant residual construction effects upon the retained non-designated built heritage assets of medium / low significance / value, and neutral significance / value, can be mitigated by building recording. Assuming these assets require recording, as recommended, this would result in likely significant residual effects that would be long term, permanent, local and minor adverse in respect of non-designated heritage assets of medium / low significance / value and negligible in respect of non-designated heritage assets of neutral value. Completed Development No further mitigation is proposed once the Development is completed, and the likely significant residual effects would be as set out in the assessment of potential effects above, namely: Below ground archaeology - no likely significant residual effects likely; Grade II* listed St Paul s Church, Grade II listed Little George Hotel and Chippenham Town Centre Conservation Area - likely residual effects of long term, permanent, local, moderate beneficial significance; Settings of Grade II listed Avon House, Pew Hill House, 1 Pew Lane - likely residual effects of negligible significance; Settings of built heritage assets to be retained within the Site - likely residual effects of long term, permanent, local, moderate adverse significance in respect of the assets of medium / low significance / value, and negligible effects in respect of the assets of neutral significance / value King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 20 of 22

245 Summary The potential effects, mitigation and significance of likely significant residual effects is described in Table 12.4 below. Table 12.4: Summary of Potential and Residual Effects Description of Effect Potential Effect Mitigation Residual Effect Demolition and Construction Below ground intrusive works, relocation or creation of infrastructure elements (such as services) and / or excavation related to foundations and landscaping Demolition of the White House (Building 26 (R15)) within the Chippenham Town Centre Conservation Area Demolition of medium significance / value built heritage assets Demolition of low significance / value built heritage assets Demolition of neutral significance / value built heritage assets Temporary effects from demolition and construction activities on the settings of the Chippenham Conservation Area; the Grade II* listed St Paul's Church; and the Grade II listed Little George Hotel, Avon House, Pew Hill House and 1 Pew Lane Retained building stock of medium significance / value Retained building stock of low significance / value Retained building stock of neutral significance / value Long term, permanent, regional effect of moderate adverse significance Long term, permanent, local, effect of moderate adverse significance Long term, permanent, local effect of moderate adverse significance Long term, permanent, local effect of moderate adverse significance Programme of archaeological mitigation None proposed Programme of historic building recording recommended Programme of historic building recording recommended Negligible None proposed Negligible Short term, temporary, local effects of moderate adverse significance Long term, permanent, local effect of moderate adverse significance Long term, permanent, local effect of moderate adverse significance Implementation of a Construction Environmental Management Plan (CEMP) Programme of historic building recording recommended Programme of historic building recording recommended Negligible None proposed Negligible Long term, permanent, local effect of moderate adverse significance with potential to reduce depending on nature of finds / features recorded Long term, permanent, local, effect of moderate adverse significance Long term, permanent, local effect of minor adverse significance Long term, permanent, local effect of minor adverse significance Short term, temporary, local effects of moderate adverse significance (albeit reduced magnitude of change) Long term, permanent, local effect of minor adverse significance Long term, permanent, local effect of minor adverse significance King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 21 of 22

246 Description of Effect Potential Effect Mitigation Residual Effect Completed Development Below ground archaeology Changes in the setting of the Chippenham Town Centre Conservation Area, St Paul s Church (Grade II* listed), and Little George Hotel (Grade II listed), brought about by highway improvements to the Little George roundabout and creation of active frontage on Foundry Lane Changes in the setting of Avon House, Pew Hill House and 1 Pew Hill Lane as a result of the Development Changes in use of historic industrial site, and setting of extant heritage assets to be retained within the Site of medium and low significance / value Changes to setting of extant heritage assets to be retained within the Site of neutral significance / value No significant effects in operational stage Long term, permanent, local effect of moderate beneficial significance N/A None proposed. Negligible N/A Negligible Long term, permanent, local effects of moderate adverse significance None proposed Negligible None proposed Negligible No significant effects in operational stage Long term, permanent, local effect of moderate beneficial significance Long term, permanent, local effects of moderate adverse significance King Alfred s Gate Langley Park, Chippenham Environmental Statement: Chapter 12 - Archaeology and Built Heritage Page 22 of 22

247 References 1 HMSO (1990) Planning (Listed Buildings and Conservation Areas) Act DCLG (2012), National Planning Policy Framework (NPPF), The Stationery Office, TSO 3 DCLG (2010) Planning Policy Statement 5: Planning for the Historic Environment, The Stationery Office, TSO (withdrawn) 4 English Heritage (2012) PPS5: Planning for the Historic Environment Practice Guide, The Stationery Office, TSO (withdrawn) 5 [accessed 26th January 2016] 6 Historic England, March Historic Environment Good Practice Advice in Planning Note 1: The Historic Environment in Local Plans 7 Historic England, March Historic Environment Good Practice Advice in Planning Note 2: Managing Significance in Decision Taking 8 Historic England, March Historic Environment Good Practice Advice in Planning Note 3: The Setting of Heritage Assets 9 Wiltshire Council (2015), Wiltshire Core Strategy, Adopted January 2015, Wiltshire Council 10 Wiltshire Council (2006), North Wiltshire Local Plan 2011, Adopted June 2006, Saved Policies June 2009, Wiltshire Council 11 North Wiltshire District Council (2009), Chippenham Conservation Area Appraisal, November 2009, North Wiltshire District Council 12 Wiltshire Council (2010) Chippenham Conservation Area Management Plan, adopted 27 April 2010 as Supplementary Planning Guidance, Wiltshire Council 13 Chartered Institute for Archaeologists, December 2014, Standard and guidance for historic environment desk-based assessment 14 English Heritage (Historic England), April 2008, Conservation Principles, Policies and Guidance for the sustainable management of the historic environment 15 The Highways Agency, August 2007, Design Manual for Roads and Bridges, Volume 11, Section 3, Part 2 HA 208/ 07 Cultural Heritage 16 International Council on Monuments and Sites (ICOMOS), 2010, Guidance on Heritage Impact Assessments for Cultural World Heritage Properties 17 Ibid 18 Peddie, 1989 in: Wiltshire County Archaeology Service, August The Archaeology of Wiltshire s Towns - An Extensive Urban Survey - Chippenham 19 Wiltshire County Archaeology Service, August 2004, The Archaeology of Wiltshire s Towns - An Extensive Urban Survey - Chippenham 20 Wiltshire County Archaeology Service, August 2004, The Archaeology of Wiltshire s Towns - An Extensive Urban Survey - Chippenham 21 Wiltshire County Archaeology Service, August 2004, The Archaeology of Wiltshire s Towns - An Extensive Urban Survey - Chippenham 22 Wiltshire County Archaeology Service, August 2004, The Archaeology of Wiltshire s Towns - An Extensive Urban Survey - Chippenham 23 Glover, M. 2010, Westinghouse Brake and Signal in Chippenham in Photographs 1894 to 1981, Polunnio: Chippenham 24 Glover, M. 2010, Westinghouse Brake and Signal in Chippenham in Photographs 1894 to 1981, Polunnio: Chippenham 25 Glover, M. 2010, Westinghouse Brake and Signal in Chippenham in Photographs 1894 to 1981, Polunnio: Chippenham 26 Glover, M. 2010, Westinghouse Brake and Signal in Chippenham in Photographs 1894 to 1981, Polunnio: Chippenham 27 Waterman Infrastructure & Environment Ltd, February Avon House, Chippenham, Wiltshire Built Heritage Statement 28 Waterman Infrastructure & Environment Ltd, February 2015, Avon House, Chippenham, Wiltshire Built Heritage Statement Environmental Statement: Chapter 12 - Archaeology and Built Heritage References

248 29 The Highways Agency, August 2007, Design Manual for Roads and Bridges, Volume 11, Section 3, Part 2 HA 208/ 07 Cultural Heritage Environmental Statement: Chapter 12 - Archaeology and Built Heritage References

249 13. Townscape and Visual Impact Assessment Introduction This Townscape and Visual Impact Assessment (TVIA), prepared by Tyler Grange LLP, assesses the potential significant townscape character and visual effects of the Development This chapter provides a summary of relevant legislation, planning policy and guidance, and a description of the methodology adopted for the assessment. This is followed by a description of the relevant baseline conditions of the Site and the surrounding area, and an assessment of the potential effects of the Development during demolition and construction and once the Development is completed and operational. Mitigation measures are identified, where appropriate, to avoid, reduce or offset any adverse effects, following which a summary of the likely significant residual effects of the Development is provided, having regard to mitigation adopted The issues considered within this chapter relate closely to those considered in Chapter 14: Ecology and Chapter 12: Archaeology and Built Heritage, and this TVIA should be read in conjunction with the respective assessments contained in those ES chapters This chapter is supported by the following figures and appendices: Figure 13.1: Townscape Planning Policy Context and Public Rights of Way; Figure 13.2: Landscape Character Context; Figure 13.3: Local Townscape Character Context; Figure 13.4: Topography; Figure 13.5: First Sieve Visual Analysis; Figure 13.6: Key Landmarks, Views and Vistas in the Vicinity of the Site; Figure 13.7: Field Verified Visual Envelope and Photographic Viewpoints Location; Figure 13.8: Photosheets 1 to 18; Appendix 13.1: Legislation, Planning Policy and Guidance; Scope and Assessment Methodology; and Baseline Conditions; Appendix 13.2: Consultation with Wiltshire Council Landscape Officer; Appendix 13.3: Sensitivity and Magnitude of Change Criteria; Appendix 13.4: BS5837 Tree Quality Survey and Development Implications; and Appendix 13.5: Assessment of the Significance of Effects, Sensitivity and Magnitude of Change. Legislation, Planning Policy and Guidance In reviewing the townscape and visual amenity of the Site, a number of policy and guidance documents were considered, a summary of which is provided in the sections below. This section should be read in conjunction with Figure 13.1: Townscape Related Planning Policy and Public Rights of Way; Figure 13.6: Key Landmarks, Views and Vistas in the Vicinity of the Site; and Appendix 13.1 which provides further detail on policy documents There is no legislation of specific relevance to this townscape and visual impact assessment. Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 1 of 32

250 National Planning Policy and Guidance National Planning Policy Framework (NPPF), The National Planning Policy Framework (NPPF) 1 sets out policy and guidance for the townscape in various parts of the document, often amongst policy for related themes including biodiversity and cultural heritage. In addition, the Plan Making section of the NPPF (paragraph 170) requires, where it is appropriate, that landscape character assessments are prepared, to support the understanding of landscapes and their value Twelve core planning principles are set out in the NPPF, of which the most relevant to this assessment are that planning should: Be a creative exercise in finding ways to enhance and improve the places in which people live; Always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings; Take account of the different roles and character of different areas, recognising the intrinsic character and beauty of the countryside; Contribute to conserving and enhancing the natural environment; allocations of land for development should prefer land of lesser environmental value; and Promote mixed use developments, and encourage multiple benefits from the use of land in urban and rural areas At the heart of the NPPF is a presumption in favour of sustainable development. The guidance offered in the following NPPF chapters is of particular relevance to the townscape and visual impact assessment of the Development: Chapter 7. Requiring Good Design; Chapter 11. Conserving and Enhancing the Natural Environment; and Chapter 12. Conserving and Enhancing the Historic Environment. National Planning Practice Guidance, Particular sections within the on-line National Planning Practice Guidance (NPPG) 2 that are of relevance to townscape and visual matters are: Design; Natural Environment - Landscape; and Open Space, Sports and Recreation Facilities. Local Planning Policy Wiltshire Core Strategy, Strategic Objective 5 of the Wiltshire Core Strategy 3, which is about protecting and enhancing the natural, historic and built environment, is of relevance to this assessment. In addition, the following Core Policies are also of particular relevance to the TVIA: Core Policy 10 Spatial Strategy - Chippenham Community Area: identifies Chippenham as a principal settlement, and seeks to ensure (inter alia) that the area for growth has an acceptable landscape impact upon the countryside and the settings to Chippenham and surrounding settlements, improves biodiversity and access and enjoyment to the countryside. Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 2 of 32

251 Core Policy 51 Landscape: requires that development should protect, conserve and where possible enhance landscape character and must not have a harmful impact upon landscape character. Any negative impacts must be mitigated as far as possible through sensitive design, landscape mitigation and enhancement measures Core Policy 52 Green Infrastructure: requires development to make provision for the retention and enhancement of Wiltshire s green infrastructure network and to ensure that suitable links to the network are provided and maintained Core Policy 57 Ensuring High Quality Design and Place Shaping: requires all new development to be of a high standard of design and to create a strong sense of place through drawing on the local context and being complementary to the locality. Planning applications for new development must be accompanied by appropriate information to demonstrate how the proposal will make a positive contribution to the character of Wiltshire. North Wiltshire Local Plan 2011, Adopted April 2006 (Saved Policies) The following saved policy of the North Wiltshire Local Plan is of relevance to the TVIA: Policy NE14 - Trees, Site Features and the Control of New Development: protects trees, hedges, lakes / ponds or other important landscape and ecological features. Other Guidance Wiltshire Core Strategy (Partial Review) and Appendix A - Detailed Review of Saved Policies The Partial Review of the adopted Wiltshire Core Strategy 5 assesses the need for further detailed development management policies and ensures that it addresses any minor gaps in conformity with the NPPF and NPPG, as identified and agreed through the Wiltshire Core Strategy Examination in Public (EIP). Appendix A assesses the content of the saved policies set against requirement of the NPPF, NPPG and Wiltshire Core Strategy. Wiltshire Green Infrastructure Strategy Update, The Wiltshire Green Infrastructure Strategy Update, 2012, consultation version 6, provides a longterm vision and strategic framework for the delivery of a high quality, multi-functional network of green infrastructure across Wiltshire. Chippenham Landscape Setting Assessment, The Chippenham Landscape Setting Assessment 7 serves to inform the preparation of the Chippenham Site Allocation Development Plan Document (DPD). Chippenham Conservation Area Appraisal, The Chippenham Conservation Area Appraisal, published in November , identifies eighteen sub-character areas located within the Chippenham Conservation Area. The sub-areas relevant to the Site are: 2. Park Lane; 3. Upper New Road; 4. Railway Station; and 5. Malmesbury Road and Langley Road. The sub-areas are illustrated on Figure 13.1 and background information provided in Appendix Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 3 of 32

252 Chippenham Conservation Area Management Plan SPG, Adopted April The Chippenham Conservation Area Management Plan 9 includes the following general proposals for the whole conservation area: B. Any new development should maintain or enhance the positive views identified in the character analysis in the Chippenham Conservation Area Appraisal. C. New development should seek, where possible, to eliminate or reduce the effect of the negative views identified in the character analysis in the Chippenham Conservation Area Appraisal. D. In considering development proposals within Chippenham Conservation Area, account is to be taken of the comments within each character area analysis, and features identified on each townscape analysis plan within the Chippenham Conservation Area Appraisal, and particular attention is to be given to improving the town's relationship to the river. F. In considering all design proposals the following will be taken into account: The relationship of the proposal to its site; The relationship of the proposal to its wider setting; What contribution, if any, the proposal makes to the public realm and if new open space is created, whether it is clear that it will provide a positive benefit and have a genuine use; and In the wider setting, whether the impact of the proposal in views and distance has been considered and whether it makes a positive or negative impact, or detracts the eye from the focus of the view and, if so, provides something better to look at. Scope and Consultation This TVIA considers the effects of the Development on townscape and on visual amenity. It has been undertaken by a Chartered Member of the Landscape Institute, in accordance with the following published good practice guidance: Guidelines for Landscape and Visual Impact Assessment, Third Edition, 2013 (GLVIA3) 10 ; and An Approach to Landscape Character Assessment, (October 2014) The GLVIA3 is aimed primarily at landscape and visual impact assessment, but the principles are equally relevant to townscape and have been adapted and tailored where required to take account of an urban setting GLVIA3 defines Townscape as the the character and composition of the built environment including buildings and the relationships between them, the different types of urban open spaces, including green spaces, and the relationship between buildings and open spaces The objectives of the assessment, as defined in GLVIA3, are to: Describe and evaluate the townscape of the site and its environs which might be affected by the development; Identify and describe the extent of the visual envelope; Examine development proposals and analyse the potential effects on townscape and visual amenity associated with the development s design or operation; Set out mitigation measures which could be implemented in order to avoid, reduce or offset adverse effects; Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 4 of 32

253 Describe enhancements of townscape or landscape or visual amenity incorporated in the Development proposals; and Provide an assessment of the significance of the townscape and visual effects of the Development with integral mitigation measures in place The TVIA considers the effects upon the two separate but interlinked issues of: Townscape and resources; and Views and visual amenity Changes to the townscape character can arise as a result of: Changes to the fabric of the townscape including either the loss of key elements or the introduction of new features which alter the distinct character of the townscape; Changes which alter the way in which the townscape is perceived or appreciated; and Combined effects of these changes on overall character Changes to views will occur where: There is an alteration of the view in terms of elements present and their distribution or dominance. Such changes may or may not have a significant effect on the visual amenity of the visual receptors; Changes in visual simplicity or complexity; Changes to the degree of visual enclosure; and The skyline is altered or a new visual focus is created Whilst the townscape character and visual context of Chippenham s Conservation Area and nearby listed buildings is considered within this section, this does not extend to include an assessment of impacts upon the built heritage and cultural value of these or other heritage assets. An assessment of the setting and significance of these heritage assets has been undertaken separately and is presented in Chapter 12: Archaeology and Built Heritage Consultation with the Wiltshire Council Landscape Officer was undertaken in January 2016 to agree that the viewpoints that were taken into consideration in the previous TVIA (undertaken to inform the ES for the 2013 Scheme) would be acceptable to form the basis of the new visual assessment. The study area, which is defined generally by the visual envelope, has also been agreed with the Landscape Officer. The outcomes of this recent consultation, together with those of previous consultations, are referenced in Appendix Assessment Methodology and Significance Criteria Assessment Methodology The methodology used for assessing the townscape and visual effects of the Development is based on recommendations in the GLVIA3. The assessment process comprises a combination of desk studies and field surveys with subsequent analysis. The assessment methodology consisted of the following tasks: Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 5 of 32

254 Task 1: Baseline Appraisal This analysis is informed by the following: An overview of statutory development plans and other data regarding relevant designations and planning policies for the area; Consideration of the townscape character of the receiving townscape within the Site with reference to published townscape and landscape character assessments and verified through fieldwork. This includes the classification of the townscape into units of distinct and recognisable character at a site-specific level and the identification of distinctive local townscape and landscape features / elements; GIS visual mapping of the Zone of Theoretical Visibility (ZTV) of the Development, using industry standard software and the identification of representative viewpoints (see Figure 13.5); and Fieldwork to check and verify the findings of the desktop studies and to take a photographic record of views (subject to the approval of the local planning authority) for inclusion in the TVIA Visual appraisals of the Site and its surroundings were carried out in January It is considered best practice to undertake fieldwork when trees are bare, in order to represent the 'worst case scenario' in relation to visibility. The previous assessment was undertaken in 2012 and included a joint site visit with the Wiltshire Council Landscape Officer in December 2012 as part of the consultation The computer generated ZTV was created using bare earth OS 3D modelling data and industry standard software, which does not take into consideration the screening effect of built form, trees and vegetation and how this may influence the visibility of the Site and development upon it. The visibility of the Site has been verified in the field and the Visual Envelope of the Site (i.e. the area from which the Site is a notable component of the view) recorded (see Figure 13.7) Representative views of the Site from a variety of receptors in the local area were determined on the basis of the first sieve GIS mapping and subsequent fieldwork. The identification of views was carried out from external spaces within the public domain, and not from buildings or private spaces. Task 2: Assessment of Effects The assessment of townscape character and visual amenity is both a subjective and objective process. Whilst subjectivity can never be removed from the assessment process, by following a systematic and structured framework of assessment, a robust assessment can be performed and more rational and transparent conclusions drawn. The process utilised in this assessment includes a number of stages as described below: 1. Classification of the townscape resources in terms of sensitivity to change which will be dependent on: The pattern, scale, quality and condition of the townscape or individual element / feature and the contribution the townscape resources make to townscape character; The value placed on the townscape as well as individual contributors (to some degree reflecting designations and the level of importance they signify); and The scope for mitigation and enhancement. Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 6 of 32

255 Those townscape resources which make a notable contribution to character and cannot be replaced or substituted will be of high sensitivity, whilst those resources which are replaceable or contribute little to the overall character of the townscape will be of low sensitivity. 2. Classification of the representative viewpoints in terms of the sensitivity of the visual receptors will be dependent on: The location and context of the viewpoint; The expectations and occupation or activity of the receptors; and The importance or value attached to the view experienced Those receptors which are classified as being of major sensitivity to change may include users of Public Rights of Way (PRoW) or nearby residents, those of minor sensitivity to change may include people in their place of work or travelling through the landscape in cars, trains or other modes of transport. 3. Identification and assessment of the potential direct and indirect townscape and visual effects of the Development and consideration of the likely magnitude of change will consider the following: The magnitude of effect lies along a continuum from major, where there is a prominent and notable change to the townscape character or view, to minor, where the change is barely perceptible. 4. Consideration of potential mitigation with the aim where possible, of avoiding, reducing or offsetting significant adverse townscape or visual effects, determined during the course of the assessment; 5. Enhancement of the townscape where proposals seek to improve the townscape resource and visual amenity of the Site and its wider setting over and above its baseline condition; and 6. Evaluation of townscape and visual effects following any additional proposed mitigation or enhancement measures, known as residual effects The assessment process includes the consideration of both tangible and intangible aspects of the environment. For example, intangible factors such as disturbance and tranquillity are important factors in influencing how the landscape is interpreted and experienced. As a result, the assessment touches upon aspects that are considered in more scientific terms in other Consultants reports, but are still of importance to townscape assessment. Direct and indirect effects of the Development upon the townscape character and visual amenity are also identified where they occur The assessment of the nature (significance) of the effect depends on the degree to which the Development: Complements, respects and fits into the existing scale, built form and pattern of the townscape context and visual composition; Enables enhancement, restoration or retention of the townscape character and visual amenity and delivers policy aspirations; and Affects strategic and important views in addition to the visual context of receptors A comprehensive background information on the Scope of Assessment, Methodology and Significance of Effects is outlined in Appendix Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 7 of 32

256 Limitations and Assumptions The assessment has been undertaken on the basis of the outline planning application for the entire Site, having regard to the parameter plans and development schedule which outline the maximum extents of the Development, as set out in Chapter 4: The Development It should be noted that the predicted effects allow an element of tolerance in the information, and are unlikely to be influenced by small changes in the location of buildings or their scale. However, substantive changes, such as the removal or introduction of buildings or significant increases in building heights, could affect the conclusions The assessment has been conducted from publicly accessible locations only; views from private properties have in most cases been inferred. Significance Criteria Having applied the methodology of the GLVIA3, the significance of any townscape and visual related effects is evaluated, both during demolition and construction and following completion of the Development The significance of any townscape and visual effect is a function of the sensitivity of the affected townscape resources and visual receptors (the nature of the receptor) and the magnitude of change that they would experience (the nature of the effect) Having regard to the criteria for determining the sensitivity of receptors and the magnitude of change (refer to Appendix 13.3), a professional judgement is applied in each case in order to identify the broad levels of significance for each townscape character area and visual receptor (see Table 13.1 below). Table 13.1: Criteria for Assessing Significant Effects Townscape / Visual Effect Major beneficial: Moderate beneficial: Minor beneficial: Negligible: Significance of Effect The Development would cause considerable effect. The Development would fit well with the scale, built form and pattern of the townscape, and enhance the existing townscape character. The Development would introduce advantageous or positive effects to the townscape resource or receptor. The Development would create a highly improved change in the view. The Development would cause some effect which may be considered of moderate significance. The Development would fit well with the scale, built form and pattern of the townscape, maintain and / or enhance the existing townscape character. The Development would introduce advantageous or positive effects to the townscape resource or receptor. The Development would create a noticeable but improved change in the view. The Development would cause slight, very short or highly localised effect of low significance. The Development would complement the scale, form and pattern of the townscape, whilst maintaining the existing character. The Development would introduce advantageous or positive effects to the townscape resource or receptor. The Development would result in minor improvements to the existing views. The Development would cause no significant effects (either adverse or beneficial) to the townscape resource or receptor. Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 8 of 32

257 Townscape / Visual Effect Minor adverse: Moderate adverse: Major adverse: Significance of Effect The Development would cause slight, very short or highly localised effect of low significance. The Development would cause minor permanent and / or temporary loss or alteration to one or more key elements or features of the townscape, to include the introduction of elements that may not be uncharacteristic of the surrounding townscape. The Development would cause detrimental or negative effects to the townscape resource or receptor. The Development would cause limited visual intrusion. The Development would cause some effect (by extent, duration or magnitude) which may be considered of moderate significance. The Development would cause permanent loss or alteration to one or more key elements of the townscape, to include the introduction of elements that are prominent but may not be substantially uncharacteristic with the townscape context. The Development would cause detrimental or negative effects to the townscape resource or receptor. The Development would be visually intrusive and would adversely effect upon the townscape. The Development would cause irrevocable effect of more than local significance or in breach of recognised acceptability, legislation, policy or standards which may be considered of substantial significance. The Development would cause total permanent loss or major alteration to key elements and features of the townscape, to include the introduction of elements totally uncharacteristic of the townscape context. The Development would cause detrimental effects to the townscape resource or receptor. The Development would be irrevocably visually intrusive and would disrupt important and valued views both into and across the area. Baseline Conditions Existing Baseline Overall Context Chippenham straddles either side of the River Avon which flows in a roughly north-east / southwest direction. Land gradually rises to the west and east with a particularly prominent ridgeline to the south-east, formerly an area defined as a special landscape area, and including Bowood Estate. From the mid-19 th century onwards, and stimulated by the growth of the railways, Chippenham became a centre of industrial agricultural businesses and railway engineering The Site itself is located in the north-eastern part of Chippenham, adjoining Langley Road / Pew Hill (B4069) to the west and north respectively; Cocklebury Lane and PRoW (CHIP45) to the northeast; mainline railway corridor to the east and south; and Foundry Lane to the south. The southern area of the Site, through Foundry Lane, extends towards the roundabout where Malmesbury Road (B4158), Langley Road, Park Lane and the B4069 intersect. The London to Bristol railway line runs along part of the Site s southern boundary. The Site includes Langley Park Industrial Estate which was formerly occupied by Westinghouse Brake and Signal Company with buildings developed in the 1920s to 1930s. Land across the Site gradually rises to the north-east Industrial units off Parsonage Way border the Site to the north-east whilst to the west and north there is a mix of residential properties and industrial development. Beyond the railway corridor, to the east, is a mixture of open countryside (including Rawlings Farm) and to the south is a mix of land uses ranging from Wiltshire College and Olympiad Leisure Centre to new residential development, referred to in this chapter as Cowleaze. To the south-west lies Hathaway Retail Park. There are two major areas of green spaces: John Coles Park to the west and Monkton Park to the Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 9 of 32

258 south which sits at a lower level and follows the River Avon. St Paul s Church (a Grade II* listed building to the west of the Site) is a prominent local landmark as well as other features immediately south of the Site including the gas holders and electricity sub-station. The Site and Its Immediate Surroundings A Local Townscape Character Assessment was undertaken by Tyler Grange LLP in the TVIA undertaken in respect of the 2013 Scheme and presented in the 2013 ES. It was based on the methodology described above and detailed in Appendix 13.1 (see Figure 13.3: Local Townscape Character Context). The Site and its immediate surroundings comprise six distinct character areas which have been classified by Tyler Grange LLP in Table 13.2 below. Table 13.2: Local Townscape Character Local Character Area (LCAs) 1: Industrial / Institutional / Commercial / Retail (including the Site which is highlighted in bold) Key Features Industrial units including Langley Park, units off Parsonage Way, Institutions covering Wiltshire College and Wiltshire and Swindon History Centre, commercial and retail areas including the Hathaway Retail Park (recorded as eyesore buildings within the Conservation Area Appraisal, 2007) On Langley Park s buildings to the south west and 1960 onwards Large simple structures One to five storey equivalent in height (with a lower number of storeys on higher ground) Steel framed gable end roofs Corrugated / boarded metal cladding Ornamental trees / shrubs and grass verges Occasional mature trees and linear belts of trees (largely Leyland) screening and segmenting development Security gates, fencing and visitors reception Boundaries are a mix of concrete walls and concrete post and wire mesh fencing Extensive areas of hard standing for parking, access roads and service yards Stockpiles of building materials in some locations Lighting Varying levels (higher ground further north east including the Site) National Grid electricity sub station Gas holders Council depot Extensive views of St Paul s Church and rising land to the east Listed building on the north eastern edge of Langley Park (Avon House) Wiltshire College Wiltshire and Swindon History Centre Olympiad Leisure Centre and car park The southern corner of this character area falls within the Chippenham Conservation Area Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 10 of 32

259 Local Character Area (LCAs) Key Features 2: Railway Corridor and Associated Infrastructure Chippenham railway station and associated buildings Mix of building materials and styles Car parking Security fencing Steep cuttings / embankments Occasional ornamental trees within car parks Trees / scrub alongside railway corridor St Paul s Church is a landmark feature Views across to Westinghouse Office (within the Site) are noted as a positive landmark or focal point whilst views of buildings associated with Hathaway Retail Park are recorded as an eyesore (Conservation Area Appraisal, 2007) Listed buildings including the railway station and a large proportion of the LCA lies within the Chippenham Conservation Area 3: Townscape Regular Pattern Buildings of varying age and range Brick faced terrace housing (Hawthorn Road - early 20 th century) New brick detached and semi-detached housing (Saxby Road and Evans Close) Mixed materials semi-detached (Langley Road / Clift Avenue 1920s-1940s) Brick three storey flats to occasional three storey Georgian properties (Langley Road) Terrace stone faced housing along Tugela Road (early 20 th century) Brick 1950s-1970s buildings to the east of the Site - single and two storeys New development - a mix of flats and town houses within the Cowleaze estate comprising a mix of timber, brick and render Small to medium sized front gardens Enclosed rear gardens Mix of on street and off street parking Vegetation is particularly dominant associated with large houses and edging the new development such as Saxby Road St Paul s Church and in particular spire is a prominent local landmark (Conservation Area Appraisal, 2007) Nursing homes and sheltered accommodation Busy road network Several listed buildings and trees covered by TPOs Schools 4: Town Centre Retail / Commercial (including New Road, Old Road, Malmesbury Road, Foundry Road and High Street) Mix of uses including a number of local facilities, shops and offices Varying styles and heights ranging from Bath stone two to three storey Georgian buildings to shopping complexes of stone or brick of a large mass and scale Generally flat Little vegetation High street pedestrianized Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 11 of 32

260 Local Character Area (LCAs) Key Features Several listed buildings The Little George Hotel (currently occupied by La Passione) and St Paul s Church are identified as positive landmarks or focal points (Conservation Area Appraisal, 2007) Several buildings are identified as eyesores especially along the River Avon (Conservation Area Appraisal, 2007) Emery Gate Shopping Centre All of the area lies with the Chippenham Conservation Area 5: Open Space / River Avon Monkton Park and Monkton House John Coles Park Recreational facilities including crazy golf, pitch and putt and foot golf course and play area Visually contained Extensive areas of mown grass and mature trees Unmanaged grassland adjacent to the waterside edges Bridges and a network of tarmac footpaths Varying topography - level alongside the River Avon rising sharply to the north Mix of street furniture St Paul s Church is a landmark feature Listed building - Monkton House The entire area lies within the Chippenham Conservation Area (see Conservation Area Appraisal, 2007) 6: Open Rolling Countryside Small woodlands Rolling topography although progressively flat towards the River Avon Lowland farmland a mix of pasture and arable Large geometric field patterns Strong network of mature hedgerows with hedgerow trees Transmission lines Scattered settlements and dwellings Strong rural sense of place which is eroded around Chippenham Open skies and ridges Wider Landscape Setting Whilst the immediate setting of the Site is urban and partially described within Chippenham Conservation Area Management Plan and Chippenham Conservation Area Appraisal, the character of surrounding countryside is described at a national, county and district wide level through the following documents and illustrated on Figure 13.2: Landscape Character Context: Natural England s National Character Area (NCA) 117: Avon Vales 12 ; Wiltshire Landscape Character Assessment, December ; North Wiltshire Landscape Character Assessment, June ; and Chippenham Landscape Setting Assessment, December Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 12 of 32

261 The NCA 117: Avon Vales is described as: an undulating clay vale with a mix of arable and pasture; numerous low ridges with local views over towns and villages; wide River Avon corridor, with an ancient pattern of flood meadows and closely associated settlements and more recent development; attractive stone-built centres to market towns that reflect the former agricultural productivity and wealth of the area; and wide views across the whole area from higher areas of surrounding chalk downs Wiltshire Landscape Character Assessment places the Site within Landscape Character Type (LCT) 12: Open Clay Vales and within Landscape Character Area (LCA) 12B: Avon Open Clay Vale. The assessment describes the land as level with wide open skies and views to ridges and downs. It is a pastoral landscape with some arable farmland, a varied settlement pattern and buildings of varied materials The North Wiltshire Landscape Character Assessment states that the Site lies within the southwestern part of LCT: Lowland River Farmland and LCA 11: Avon Valley Lowland. The LCA is described as a low lying mixed farmland centred on river and associated watercourses and riparian vegetation. Damp meadow and pasture on valley floor with species such as poplar and willow. Hedges are main enclosure, scatted settlement in slightly higher areas. The LCA refers to the Green Valley floor through Chippenham and the broad expansive skyline, frequently unbroken by development Further details of relevant LCTs and LCAs drawn from the above landscape character assessments are detailed in Appendix Chippenham Landscape Setting Assessment states that the Site forms part of the sector between Langley Road / Maud Heath s Causeway and the railway line which has been identified as the largest area of weak townscape and landscape with buildings which have extensive footprints, scale and massing. The assessment defines weak townscape and landscape areas as typically employment areas with warehouse development that have blank facades surrounded by various poor quality boundary treatments and car parking. Site Designations Part of the Site lies within the Chippenham Conservation Area, and within the Site itself there is one listed building (within the north-east area - Avon House, a Grade II listed building) as well as a number on the periphery listed below: Pew Hill House (north); No 1 Pew Hill (north); St Paul s Church (south-west); The Little George Hotel (south-west) (currently occupied by La Passione); Rawlings Farmhouse (east); Chippenham Railway Station (south); and A number of properties along Langley Road, New Road and Old Road Chippenham Conservation Area Management Plan identifies the south-western part of the Site as being located within local character area 3 Upper New Road. This part of the Site also borders local character areas 2, 4 and 5 referred to as Park Lane; Railway Station; and Malmesbury Road & Langley Road respectively. Information on the townscape character for each area is outlined on Appendix Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 13 of 32

262 The Conservation Area Appraisal refers to a number of positive and negative views / landmarks / focal points, some of which are reflected in Figure There are a number of Tree Preservation Orders (TPOs) adjacent to the Site, of particular note is group TPO Order no.169 covering Westing House, and now contained within a new development covering Saxby Road and Evans Close. There are also numerous PRoW leading to or adjoining the Site including CHIP12, CHIP13, CHIP32, CHIP44, CHIP45 and CHIP58; see Figure 13.1 for further details A BS5837 Tree Quality Survey has been undertaken by Tyler Grange to ascertain the baseline arboricultural context and this has involved a visual inspection of trees within and adjoining the Site boundary (see Appendix 13.4). Tree Preservation Order (TPO) N/TPO169 covers the off-site trees and groups G7, G16, G19, G20, T16, T17, T18 and T58 referred to in the survey It should be noted that trees within a Conservation Area are afforded a similar level of protection to trees that are covered by a TPO. On the boundary between Chippenham Conservation Area and the south-western Site boundary lie G1, G3, T1, T2, T3, T4 and T5. Other Designations Other designations that may be of relevance to the Site are: the Special Landscape Area (SLA) which is approximately 6km to the south-east (covering Bowood Estate); a number of Registered Parks and Gardens located approximately 4km to 6km from the Site; Sheldon Manor about 5km west; Lacock Abbey approximately 6km to the south, Corsham Park about 5km south-west and Bowood East approximately 4km to the south-east. The Cotswolds AONB is approximately 5.70km west of the Site and the North Wessex Downs lies approximately 10km to the east. Given the distance of these designations and the urban context of the Site, it is considered that the Development is unlikely to give rise to any changes to visual effects upon these designated areas. Existing Visual Influence of the Site The visual influence of the Site is reflected in Figure 13.7: Field Verified Visual Envelope and Photographic Viewpoints Location, and Figure 13.8: Photoviewpoints 1 to 18, which should be read in conjunction with this section. Further information on the list of viewpoints selected, comments and amendments from the Wiltshire Council Landscape Officer, and likely visual receptors, are covered in Appendix Wider Visual Setting Chippenham Landscape Setting Assessment considers the nature of views, visibility of the urban edge, key views and landmarks which altogether demonstrate the visual interrelationship between the edge of Chippenham and the surrounding landscape. This published document states that Chippenham has a relatively uniform roofline with St Paul s Church and St Andrew s Church which are distinctive features within the skyline. Extent of Visibility Views of the Site are largely contained to the north, north-west and north-east by the adjoining built form, opening out to the south and east alongside the railway line and Cocklebury Road (see Figure 13.8: Photoviewpoints 10, 12, 15 and 18) A number of properties immediately adjacent to the Site to the north and west along Clift Avenue, Hawthorn Road and Tugela Road, have either direct or partial views of the Site with existing buildings within the Site particularly prominent between properties which frame the view; despite some extensive screening along the edge of the Site s boundary (see Figure 13.8: Photoviewpoints 4, 5 and 15). Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 14 of 32

263 Properties with rear gardens immediately adjacent to the Site s boundary along Saxby Road and Evans Close will also have direct views of the Site and the main entranceway (Westinghouse Way) from their upper storeys and mainly rear gardens, as well as from small pockets of open space between properties edging the Site. Views are partially screened by mature trees covered by a blanket TPO (see Figure 13.8: Photoviewpoint 1) Properties along Langley Road, particularly from upper storeys, may have partial views of the Site and full views of the Site entranceway (Westinghouse Way) where the road joins Langley Road and land rises to the north-east forming part of Pew Hill. Oblique views of the Site are also likely from properties off Birch Grove, as well as surrounding properties on higher ground (see Figure 13.8: Photoviewpoint 2) To the south-west, the Site includes land adjoining Old Road / Malmesbury Road and runs on to Foundry Road and the northern edge of the railway corridor. There are open, short and middle distance views of the Site from a number of locations both on the edge of the Site and within the Site itself, framed by the built form (see Figure 13.8: Photoviewpoint 7) Immediately south from Chippenham railway station car park, Cocklebury Road and within Cowleaze, there are partial views of the southern edge of the Site. Views further east are obstructed by vegetation along the railway corridor, within the Site itself, and industrial buildings in the foreground (see Figure 13.8: Photoviewpoints 8, 10 and 11) Further east on open higher ground around Rawlings Farm Cottage, in addition to properties along Eastern Avenue and off adjacent roads, there are open views across the railway line of the rooflines of industrial units within the Site. To the south and east, again where the topography is slightly elevated, there are likely to be views from Monkton Park housing estate around Blackbridge Road and Gates Close as well as on slightly higher ground to the north and north-west of the Site. Such views from the last two locations are likely to be glimpsed, screened by trees and the immediate built form (see Figure 13.8: Photoviewpoints 13 and 14) Distant viewpoints visited confirm that the Site is visible within the surrounding townscape context from the higher ground to the east and south east (see Figure 13.8: Photoviewpoints 16 and 17). Composition of Views The composition of views is described in further detail in Figure 13.8 (Photoviewpoint sheets). Within the immediate vicinity of the Site there are short distance views of structures within the Site including a mix of rooflines and gable ends of industrial units varying in colour, mass and materials. These are viewed against a backdrop of mature trees which flank part of the western boundary to the Site, trees within the Site (a mix of native and ornamental); in addition to trees and scrub occupying the embankment of the railway corridor to the south of the Site. Buildings which range from one to five storeys foreshorten middle and longer distance views beyond to open countryside and higher ground to the east (see Figure 13.8: Photoviewpoints 1, 2, 4, 5, 6, 7, 8, 10, 11 and 15) In middle distance, views of the rooflines of the industrial units within the Site form strong horizontal elements set within the surrounding built form which varies from the new Cowleaze development with oblique roof lines to 1960s housing where ridgelines are all of a similar style and elevation (see Figure 13.8: Photoviewpoints 3, 9, 12, 13 and 14) In distant, elevated views from Naish Hill and Bencroft Hill to the east, the rolling partially wooded farmland to the south and east in the foreground and far distance frames middle distance views of the built form around Chippenham. Within these views, the church spire of St Paul s to the west of the Site and the Site itself with the extensive mass of rooflines and gable ends associated with the industrial units are evident (see Figure 13.8: Photoviewpoints 16 and 17). Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 15 of 32

264 Views of the Site from the north are filtered by vegetation, existing development and the nature of the landform (see Figure 13.8: Photoviewpoint 18) Where the Site is visible, key features in the views include the extensive mass of variable rooflines and gable ends of industrial units ranging from one to five storeys equivalent in height, lighting, security gates and a reception area. Prominent features surrounding the Site include St Paul s Church and spire on Malmesbury Road, gas holders, and masts / pylons associated with an electricity substation immediately south-east of the Site It should be noted that from within the Site the spire of St Paul s Church provides a strong sense of orientation and there are views to St Andrew s Church to the south of the Site. Another key feature particularly from the south and east is the administration block (building R15: refer to Figure 1.3) along the northern side of Foundry Lane. Predicted Future Changes in the Baseline The demolition of a small number of buildings in advance of the Development, and the removal of 20 th century additions and extensions at Avon House through a separate application for listed building consent, would give rise to the following: Demolition of building R20 would open up views of the Site from along Hawthorn Road. This building partially limits and frames views towards the Site, particularly views of the large buildings comprising R6 and R7. Demolition of building R22 would open up views from the properties within Clift Avenue and create a gap between buildings R21 and R23. The brick building north of R6, the buildings R6 and R10, as well as the gas holder would be visible from these residential properties. Demolition of buildings R1, R2, and E1 would open up the space between the car park north of these buildings and the car park by Galileo Drive. The changing level within the Site would be more noticeable once these buildings are gone. Views would be afforded from along Westinghouse Way towards the east and south-east of Chippenham. Demolition of building R11 would not make any significant changes to the baseline due to its location. Views from the residential properties on Cowleaze development would slightly change and open up views of the buildings to the north and north-west of R11. Removal of the extensions and additional buildings at Avon House would improve the setting of this listed building and the appreciation of its external façade The demolition and removal of the buildings outlined above would declutter the Site although these would not make significant changes to the baseline. The buildings to be demolished and removed are illustrated on Figure 1.3. Potential Effects The GLVIA3 recognises the importance of the judgement of the professional undertaking the assessment of effects in determining the likely significance of the effects To provide transparency as to the judgements made in this assessment, the following text explains how the nature of the townscape and visual receptors (identified in the Baseline Conditions section) and nature of the change are considered in the overall judgement of the likely significance of the effects The following section determines the potential effects during demolition and construction and following completion of the Development. It firstly considers the sensitivity of townscape resources and visual receptors and then the magnitude of change associated with the Development using the Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 16 of 32

265 criteria in Appendix The potential effects of the Development during demolition and construction and following completion are then evaluated against significance criteria described in Table 13.1 without any mitigation. Sensitivity of Receptors Townscape Resources As identified in the baseline appraisal, there are a number of local characteristics that need to be considered in the assessment of effects. In terms of considering the sensitivity of these resources the approach is set out in Appendices As a result, the following sensitivity criteria for each local townscape character area have been identified. Industrial / Institutional / Commercial / Retail This local character area is a mix of industrial, institutional, commercial and retail buildings. Buildings are generally of a large mass and height, largely utilitarian in character, although there are some buildings of merit (including Wiltshire College). Many buildings (particularly those on the Site) create an overburdening presence, overshadowing adjacent residential properties and blocking distant views. There are extensive areas of parking, with occasional belts of trees, screening or segmenting buildings Within the Site itself, building and infrastructure is generic and comprises a mix of brick or metal clad buildings with corrugated / boarded roofs; tarmac roads and footpaths; floodlighting and high security fencing. Whilst ornamental trees, shrubs and mown lawns frame the frontages of some buildings the application of materials is poor and landscape features of merit are limited. The spire of St Paul s Church, however, provides a strong sense of orientation It is considered that whilst some of this local character area falls within the Conservation Area (the southern edge), the landscape value, the type and quality of buildings, infrastructure and landscape features are unsympathetic to the Conservation Area s character and therefore the area is of minor sensitivity. Railway Corridor and Associated Infrastructure The railway corridor and associated infrastructure lies to the south, south-west and south-east of the Site. There are some listed buildings within this local character area (including the railway station). There are large expansive areas of open space servicing car parks with occasional ornamental trees and shrubs, many of which are poorly maintained. Street furniture and surface materials are of a poor quality eroding the overall character of the area, added to which there is a dominance of floodlighting for the railway corridor and associated car parks. The railway corridor itself is flanked by high security fencing and a mix of native trees and scrub Although a small area of this local character area lies within the Conservation Area, it is considered of moderate to minor sensitivity. Townscape Regular Pattern This local character area consists mainly of residential areas of varying ages. Whilst the street pattern is regular, older properties tend to have narrower rear gardens. It can be divided into two sub areas. The first area covers residential development immediately to the north and west of the Site along Malmesbury / Langley Road, whilst the second covers the remaining area and consists of properties largely from the late 20 th century. Properties immediately to the north and west of the Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 17 of 32

266 Site are mainly 19 th century villas and terraces, many of which are listed (including the Hamlet, a short lane with several attractive buildings). This area falls within the northern edge of Chippenham s Conservation Area. There are pockets of mature planting (some of which have TPOs) and the spire of St Paul s Church provides a strong sense of orientation Within the second sub area, properties are largely 20 th century with small to medium-sized front gardens and enclosed rear gardens. It includes to the south-east of the railway corridor more recent flats and town houses forming part of the Cowleaze development. There are occasional listed buildings, and in one location, immediately north of the Site near Westing House, trees are protected by a group TPO order The sensitivity of this local character area varies. It is considered that properties lying within the Conservation Area (including those along Hawthorn Road, Tugela Road and the southern end of Langley Road), many of which are listed and well treed, would have a major sensitivity to change, whilst the remaining local character area which is largely 20 th century residential development with occasional schools would be of moderate sensitivity to change. Town Centre Retail / Commercial The town centre consists of a mix of Georgian to 20th century developments ranging from Bath stone buildings to brick century buildings and includes the Emery Gate Shopping Centre to the south of the River Avon. Many of the buildings are listed and the entire area is located within the Conservation Area The character of the area immediately adjacent to Hathaway Retail Park consists of large utilitarian buildings and associated car parking. The dominance of roads and associated signage impacting on the setting of St Paul s Church. Equally, in some parts of the character area to the south of the River Avon, buildings such as the Emery Gate Shopping Centre erode the quality of the surrounding townscape which includes its attractive stone buildings Given that this local character area is falling within the Conservation Area, this area would have a major sensitivity to change. However, this local character area has been degraded by the mass of large scale buildings (both within and adjacent to the area), unsympathetic materials and frontages and the dominance of vehicular infrastructure including associated signage, resulting in a moderate sensitivity to change. Open Space / River Avon This local character area includes the River Avon and adjacent open space which is largely set out as parkland and ranges from level ground adjacent to the river s edge to steeply sloping banks rising up to adjacent Character Areas. It consists of a mix of unmanaged and managed grassland, mature trees with a network of tarmac footpaths, street furniture and some play facilities The area, which includes Monkton House (a listed building) lies within the Conservation Area and is self-contained and inward looking. Whilst the area is attractive, its character has been eroded by the quality of street furniture and nature of materials and it is therefore considered to be of moderate sensitivity to change. Open Rolling Countryside The surrounding countryside is one of rolling land and large open field patterns consisting of a mix of arable and pasture with a strong network of native hedgerows and hedgerow trees. This local character area provides a distinctive, partly wooded backdrop in views to the south from the wider landscape and townscape. Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 18 of 32

267 This local character area and its associated features (hedgerows, hedgerow trees and wooded context) are considered to be of moderate sensitivity to change. Visual Receptors The baseline appraisal has identified a number of visual receptors likely to be affected by the Development. Due to the close proximity of some of the visual receptors, they were grouped together as outlined below. Residential Residents on Saxby Road / Evans Close / Farmer Close; Clift Avenue; Hawthorn Road and Tugela Road (Figure 13.8: Photoviewpoints 1, 2, 4, 5 and 6); Residents near the junction of Old Road, Park Lane, Malmesbury Road, New Road and Langley Road (Figure 13.8: Photoviewpoint 7) and residents on Langley Road / Pew Hill and on roads leading off including Lansdown Grove, Birch Grove, Cedar Grove and Hill Rise (Figure 13.8: Photoviewpoints 2 and 3); Residents within Cowleaze (close to the eastern edge of the Site) (Figure 13.8: Photoviewpoint 11) and residents on Eastern Avenue and roads leading off including Seymour Road, Black Bridge Road and The Tinings (Figure 13.8: Photoviewpoint 14). People using the following PRoW (including pavements and recognised routes such as footpaths) Pedestrians and cyclists using footpaths and roads in the immediate vicinity of the Site covering Langley Road / Pew Hill, Cocklebury Road, Old Road / Park Road / Malmesbury Road, Foundry Lane and Cowleaze as well as Saxby Road / Evans Close, Clift Avenue, Hawthorn Road and Tugela Road (Figure 13.8: Photoviewpoints 1, 2, 3, 4, 5, 6, 7, 10, 14 and 15); People using PRoW CHIP11, 32, 46 and 58 (Figure 13.8: Photoviewpoints 2 and 15); People using PRoW CHIP12, 13, 34, 44 and 45 where PRoW lead into open countryside (Figure 13.8: Photoviewpoints 12, 13 and 18); and People using PRoWs in the far distance including Bridleway CALW79 (Figure 13.8: Photoviewpoint 16). Amenity / Recreational Space People using the Olympiad Leisure Centre car park, associated facilities and surrounding open space (Figure 13.8: Photoviewpoint 9); and People using the car park and open space / sports fields to the rear of Wiltshire College. Transportation Routes (road and rail) Drivers and passengers within, approaching or exiting, Chippenham Railway Station (Figure 13.8: Photoviewpoint 8); Drivers and passengers along Langley Road / Pew Hill and adjacent streets including Saxby Road and Evans Close; Clift Avenue; Hawthorn Road and Tugela Road (Figure 13.8: Photoviewpoints 1, 2, 4, 5 and 6); Drivers and passengers along Foundry Lane and junction of Old Road, Park Lane, Malmesbury Road, New Road and Langley Road (Figure 13.8: Photoviewpoints 6 and 7); and Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 19 of 32

268 Drivers and passengers along Cocklebury Road (south east of the Site) and Cocklebury Lane (north-east of the Site) (Figure 13.8: Photoviewpoints 10 and 15). Workplace and Retail Outlets People working within the Site forming part of Langley Park; people working within Hathaway Retail Park (Figure 13.8: Photoviewpoint 7); people working within the Industrial Estate to the north east of Cocklebury Road (Figure 13.8: Photoviewpoint 15); people working at Wiltshire College (Figure 13.8: Photoviewpoint 10); and people working at the railway station (Figure 13.8: Photoviewpoint 8). Shoppers to Hathaway Retail Park including retail stores north of Foundry Lane and shops located west of Hathaway Retail Park (Figure 13.8: Photoviewpoint 7) Each visual receptor group is considered below in relation to their sensitivity to visual change. Residential Residents on Saxby Road / Evans Close / Farmer Close; Clift Avenue; Hawthorn Road and Tugela Road and Langley Road adjacent / overlooking the Site (Figure 13.8: Photoviewpoints 1, 2, 4, 5 and 6) Residents of the properties immediately adjacent and overlooking the Site would include the Site area in their visual experience, particularly from the rear gardens where they are enjoying their private space. Views would be important to the individual concerned so, whilst the views are not of local or regional importance, the visual receptors in these locations would be of major sensitivity to visual change. Residents near the junction of Old Road, Park Lane, Malmesbury Road, New Road and Langley Road (Figure 13.8: Photoviewpoint 7) and residents on Langley Road / Pew Hill and roads leading off including Lansdown Grove, Birch Grove, Cedar Grove and Hill Place (Figure 13.8: Photoviewpoints 2 and 3) Residents of these properties have oblique views of the Site. Views are filtered and limited due to vegetation, orientation and the close proximity of other buildings in the vicinity. The visual receptors in these locations would be of moderate sensitivity to visual change. Residents within Cowleaze (opposite the railway corridor to the east of the Site) (Figure 13.8: Photoviewpoint 11) and residents on Eastern Avenue and roads leading off including Seymour Road, Black Bridge Road and The Tinings (Figure 13.8: Photoviewpoint 14) Residents of the properties within Cowleaze, opposite the railway corridor to the east of the Site and those residents of properties located along roads leading off Eastern Avenue (including Seymour Road, Black Bridge Road and The Tinings) have oblique views of the Site. Views are limited due to orientation of the properties, the neighbouring properties and landform. Views of the Site would be experienced when entering and leaving the properties. The visual receptors in these locations would be of moderate sensitivity to visual change. Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 20 of 32

269 People using the following PRoW (including pavements and recognised routes such as footpaths) Pedestrians and cyclists using footpaths and roads in the immediate vicinity of the Site covering Langley Road / Pew Hill, Cocklebury Road, Old Road / Park Road / Malmesbury Road, Foundry Lane and Cowleaze as well as Saxby Road / Evans Close, Clift Avenue, Hawthorn Road and Tugela Road (Figure 13.8: Photoviewpoints 1, 2, 3, 4, 5, 6, 7,10, 14 and 15) Given the context of the pavements and roads within a built-up residential, commercial and retail area, people using these routes are likely to be focused on travelling between locations with passing traffic drawing attention away from wider views. However, owing to the speed of travel and presence of views beyond the immediate street scene, the sensitivity of these receptors to visual change is considered to be moderate sensitivity. People using PRoW CHIP11, 32, 46 and 58 (Figure 13.8: Photoviewpoint 2); PRoW CHIP11, 32, 46 and 58 are located within the settlement of Chippenham and views of the Site are experienced from certain areas such as when the PRoWs intersect with Langley Road (for CHIP32, 46 and 58) and with the Old Road (for CHIP11). Whilst views of the Site from some stretches of PRoW would be limited by the built form, vegetation or topography, the amenity associated with the visual experience of people using the paths is considered to be of major sensitivity to visual change. People using PRoW CHIP12, 13, 34, 44 and 45 where PRoW lead into open countryside (Figure 13.8: Photoviewpoints 12, 13, 15 and 18) People using the PRoW leading to open countryside and a wider network of paths, close to Rawlings Farm to the south-east of the Site (i.e. CHIP12,13 and 44) and Barrow Farm / Birds Marsh Wood to the north (i.e. CHIP34) are likely to be enjoying views across the area and travelling at a relatively slow speed. Whilst views of the Site from some stretches of PRoW would be limited by built form, vegetation or topography, the amenity associated with the visual experience of people using the paths is considered to be of major sensitivity to visual change. People using the paths would be more sensitive to change than those simply travelling from one place to another. People using PRoWs in the far distance including Bridleway CALW 79 (Figure 13.8: Photoviewpoint 16) People using the local PRoW in the open countryside outside Chippenham are likely to be enjoying views across the area and travelling at a relatively slow speed. Although views from some stretches of footpaths are limited by vegetation or topography, the amenity associated with the visual experience of people using the paths is considered to be of major sensitivity to visual change, since those using such paths as part of a wider recreational route would be more sensitive to visual change than those simply travelling from one place to another. Amenity / Recreational Space People using Olympiad Leisure Centre car park, associated facilities and surrounding open space (Figure 13.8: Photoviewpoint 9) People using the Olympiad Leisure Centre car park, facilities and surrounding open space are considered to be of minor sensitivity to visual change, as attention would not generally be on the wider views which are restricted by built form and trees. In addition, the positioning of the building and the nature of the topography (falling away from the Leisure Centre towards the River Avon) means that there are likely to be no views from the lower parts of the area. Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 21 of 32

270 People using the open space / sports fields to the rear of Wiltshire College People playing or spectating at outdoor sports or undertaking formal / informal outdoor recreations are generally considered to be of major sensitivity. However, people using the open space / sports fields to the rear of Wiltshire College are considered to be of minor sensitivity to visual change due to the partial or glimpsed views from this location. Visibility of the Site is limited by built form and vegetation and largely screened by the College building itself. Transportation Routes (road and rail) Train drivers and passengers within, approaching or exiting, Chippenham Railway Station (Figure 13.8: Photoviewpoint 8) Drivers and passengers at the railway station and associated car park, on platforms or in static trains / carriages where a clear stationary view can be obtained of the Site, would be of moderate sensitivity to visual change. However, where train drivers and passengers are on moving trains, sensitivity levels would change to minor, since views would be limited and fleeting, given the speed at which they are passing by the Site. Drivers and passengers along Langley Road / Pew Hill and adjacent streets (Figure 13.8: Photoviewpoints 1, 2, 4, 5 and 6) The views of drivers and passengers travelling along surrounding roads would be channelled by the adjacent housing. Wider views are limited to those from junctions or where the roads are angled allowing direct views at the end of roads of existing development within Langley Park. Given the immediate built context and limited outward views, these receptors are considered to be of a minor sensitivity to visual change. Drivers and passengers travelling along Foundry Lane and around the junction of Old Road, Park Lane, Malmesbury Road, New Road and Langley Road (Figure 13.8: Photoviewpoints 6 and 7) Drivers and passengers on roads approaching the town to the western side of the Site would tend to be focused on the road(s) ahead, including traffic, road junctions, roundabouts and signage. Whilst there would be direct or partial views of the Site from some angles (partially screened by vegetation and buildings), the focus would tend to be on the traffic, road junctions and roundabouts when using this busy stretch of road. On balance, the sensitivity to visual change of users of these roads is considered to be minor. Drivers and passengers along Cocklebury Road (south east of the Site) and Cocklebury Lane (north east of the Site) (Figure 13.8: Photoviewpoints 10 and 15) The views of drivers and passengers travelling along Cocklebury Road would be channelled by the adjacent retail development, the railway station and Wiltshire College. However, wider views would be obtained of the Site to the north. Given the immediate built context, vegetation partially screening views and the speed of vehicles, these receptors are considered to be of a minor sensitivity to visual change Users of the single track lane (Cocklebury Lane) bounding the north-eastern area of the Site, are considered to be of a moderate sensitivity to visual change due to the slower pace of the journey and localised nature of views. Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 22 of 32

271 Workplaces and Retail Outlets People working within the Site forming part of Langley Park; people working within Hathaway Retail Park (Figure 13.8: Photoviewpoint 7); people working within the Industrial Estate to the north-east of Cocklebury Road (Figure 13.8: Photoviewpoint 15); people working within Wiltshire College (Figure 13.8: Photoviewpoint 10); and people working at the railway station (Figure 13.8: Photoviewpoint 8) Receptors within workplaces adjacent to and within the Site that are afforded views of the Site or potential views of the Development are considered to be of a minor sensitivity to visual change, as their focus is not upon the view and they would be concentrating on daily activities as opposed to their surroundings. Shoppers to Hathaway Retail Park including retail stores north of Foundry Lane and shops located west of Hathaway Retail Park (Figure 13.8: Photoviewpoint 7) Shoppers to Hathaway Retail Park and the retail stores / shops in the vicinity are considered to be of a moderate sensitivity to visual change, as the enjoyment of the views and the surroundings are part of, although not the sole purpose of the shopping activities. Demolition and Construction Effects It is assumed that the demolition and construction phase of the Development would include mobile cranes, other large scale plants, hoardings, site offices, lighting and vehicle movements. Demolition and construction effects are considered to be short-term and temporary in nature. Typical construction phase effects associated with the Development include: Erection of tree protection measures prior to commencement of ground works; Demolition of existing buildings to facilitate the erection of new buildings such as the hotel, discount foodstore, parking for cars and cycles and upgraded access; Demolition of some existing buildings and redevelopment of up to 400 residential units, highway improvements to the Little George and the B4069 / Pew Hill junctions, and all associated developments and improvements; Construction traffic, plant and machinery movements within the Site relating to ground preparation / earth moving, removal and delivery of building material; Increased vehicular movements associated with the delivery of buildings materials and the removal of waste materials etc; Lighting of the Development and construction activities during the winter months; and Scaffolding, building and landscaping works associated with the construction of the Development. Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 23 of 32

272 Completed Development Effects The likely permanent effects in relation to the Completed Development are summarised as follows: A four to five storey (maximum height of 17.5m) hotel comprising up to 69-beds and a two to two and a half storey (maximum height of 11.0m) new discount foodstore within the southern area of the Site with associated car parking; Re-configurement of existing roads and junctions, and the creation of new internal streets, parking and associated pedestrian access; The presence of street lighting associated with the Development; New tree planting on the Site boundaries and within the car parks and green / amenity spaces; The presence of new housing primarily along the western area and part of the southern area of the Site which is likely to consist of a mix of houses, apartments, townhouses and retirement flats ranging from two to five storeys in height; New employment buildings and extensions to existing premises (with maximum building heights ranging from 10.0m to 15.0m above ground level) within the northern and eastern areas of the Site; The creation of a separate thoroughfare to the new residential area which connects to Foundry Lane; Provision of car parking to service existing industrial units and new employment buildings; and Creation of a number of linked areas of multifunctional areas of open spaces Since the detailed architectural and landscape treatment is to be a reserved matter, the assessment is based on the parameter plans, the detailed highway and access plans, the development schedule outlining the maximum extents of development and a number of reasonable assumptions. Significance of Effects The detailed assessment of effects which is included as Appendix 13.5 considers the effects of the Development on townscape and visual receptors. Table 13.3 provides a summary of the key findings for townscape and visual amenity is set out below: Table 13.3: Summary of Townscape Assessment Townscape Resource 1. Industrial / Institutional / Commercial / Retail 2. Railway Corridor and Associated Infrastructure 3. Townscape Regular Pattern 4. Town Centre Retail / Commercial Significance during Demolition and Construction Short-term, temporary, local effect of moderate adverse significance Short-term, temporary, local effect of minor adverse significance Short-term, temporary, local effect of moderate adverse significance Short-term, temporary, local effect of minor adverse significance Significance during Completed Development Long-term, permanent, local effect of minor beneficial significance Long-term, permanent, local effect of minor beneficial significance Long-term, permanent, local effect of minor beneficial significance Long-term, permanent, local effect of minor beneficial significance 5. Open Space / River Avon Negligible effect Negligible effect 6. Open Rolling Countryside Short-term, temporary, local effect of minor adverse significance Negligible effect Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 24 of 32

273 Table 13.4: Summary of Visual Assessment Visual Receptors Residential Residents on Saxby Road / Evans Close / Farmer Close; Clift Avenue; Hawthorn Road and Tugela Road Residents near the junction of Old Road, Park Lane, Malmesbury Road, New Road and Langley Road and on Langley Road / Pew Hill and on roads leading off including Lansdown Grove, Birch Grove, Cedar Grove and Hill Rise Residents within Cowleaze (close to the eastern edge of the Site) and on Eastern Avenue and roads leading off including Seymour Road, Black Bridge Road and The Tinings Significance during Demolition and Construction Short-term, temporary, local effect of major adverse significance Short-term, temporary, local effect of major to moderate adverse significance Short-term, temporary, local effect of minor adverse significance Significance during Completed Development Long-term, permanent, local effect of minor beneficial significance Long-term, permanent, local effect of minor beneficial significance Long-term, permanent, local effect of minor beneficial to negligible effect Users of the following PRoW (including pavements and recognised routes such as footpaths) Pedestrians and cyclists using footpaths and roads in the immediate vicinity of the Site covering Langley Road / Pew Hill, Cocklebury Road, Old Road / Park Road / Malmesbury Road, Foundry Lane and Cowleaze as well as Saxby Road / Evans Close, Clift Avenue, Hawthorn Road and Tugela Road People using PRoW CHIP11, 32, 46 and 58 People using PRoW CHIP12, 13, 34, 44 and 45 where PRoW lead into open countryside People using PRoWs in the far distance including Bridleway CALW79 Amenity / Recreational Space People using the Olympiad Leisure Centre car park, associated facilities and surrounding open space; and people using the car park and open space/ sports fields to the rear of Wiltshire College Short-term, temporary, local effect of moderate to minor adverse significance Short-term, temporary, local effect of minor adverse significance Short-term, temporary, local effect of moderate to minor adverse significance Negligible effect Short-term, temporary, local effect of minor adverse significance Long-term, permanent, local effect of minor adverse to minor beneficial significance Long-term, permanent, local effect of minor adverse significance to negligible effect Long-term, permanent, local effect of minor adverse significance to negligible effect Negligible effect Negligible effect Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 25 of 32

274 Visual Receptors Significance during Demolition and Construction Significance during Completed Development Transportation Routes (road and rail) Train drivers and passengers within, approaching or exiting, Chippenham Railway Station Drivers and passengers along Langley Road / Pew Hill and adjacent streets including Saxby Road and Evans Close; Clift Avenue; Hawthorn Road and Tugela Road Drivers and passengers along Foundry Lane and junction of Old Road, Park Lane, Malmesbury Road, New Road and Langley Road Drivers and passengers along Cocklebury Road (south-east of the Site) and Cocklebury Lane (northeast of the Site) Workplace and Retail Outlets People working within the Site forming part of Langley Park; people working and shopping within Hathaway Retail Park and other retail stores in the vicinity; people working within the Industrial Estate to the north-east of Cocklebury Road; people working at Wiltshire College; and people working at the railway station Short-term, temporary, local effect of moderate adverse significance Short-term, temporary, local effect of moderate to minor adverse significance Short-term, temporary, local effect of moderate to minor adverse significance Short-term, temporary, local effect of minor adverse significance Short-term, temporary, local effect of moderate adverse significance Long-term, permanent, local effect of minor adverse significance to negligible effect Negligible effect Long-term, permanent, local effect of minor beneficial significance Negligible effect Long-term, permanent, local effect of moderate beneficial significance Summary of Demolition and Construction and Completed Development Effects In summary, the townscape and visual amenity assessment concludes that there are likely to be the following effects on local character areas resulting from the Development: Short term, temporary, moderate adverse effects on local character areas 1. Industrial and 3. Townscape Regular during demolition and construction; Short term, temporary, minor adverse effects on local character areas 2. Railway Corridor, 4. Town Centre, Retail and Commercial and 6. Open Rolling Countryside during demolition and construction; Negligible effects on local character area 5. Open Space / River Avon during demolition and construction; Long term, permanent, minor beneficial effects on local character areas 1. Industrial, 2. Railway Corridor, 3. Townscape Regular and 4. Town Centre Retail / Commercial following completion; and Negligible effects on local character areas 5. Open Space / River Avon and 6. Open Rolling Countryside following completion. Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 26 of 32

275 Short term, temporary, moderate adverse effects would be experienced on the Site itself and the adjacent local character area resulting from the demolition and construction of existing and proposed buildings, and the reconfiguration of highways and associated junctions. Minor adverse effects would be experienced on the surrounding open countryside, town centre and railway corridor further away from the Site associated with the introduction of uncharacteristic elements into the townscape as well as disturbance, whilst effects on Character Area 5; Open Space / River Avon would be negligible, given its position and topography. On completion, effects on the character areas would be either minor beneficial or negligible The Development would introduce a gradation of building heights roughly from north to south comprising two to five storeys (11.0m to 18.0m high). The elevated northern area would have a maximum building height of 10.0m above ground level (see Figure 4.3: Storey Heights Parameter Plan). A more defined edge would be created between the Site and the railway corridor which would be improved further through creation of a linear park and additional tree planting along the southern boundary In addition, changes in the overall positioning, heights and mass of buildings, and different land uses proposed, would increase the level of diversity Improvements to the public realm in the form of high quality design and planting as well as attractive buildings would have a positive effect on the Conservation Area, and meet some of the aspirations defined in the Conservation Area Management Plan. Equally increasing permeability between character areas through the creation of footpaths and roads (which currently don t exist) would improve the overall legibility of the Site and ease movement Effects on visual amenity and associated receptors resulting from the Development are summarised as follows: Residents would experience short term, major to moderate adverse effects during demolition and construction for properties in close proximity to the Site, to minor effects further afield where views are partial or glimpsed between trees and the surrounding built form. On completion of the Development, there are likely to be minor beneficial to negligible effects experienced, again depending on the proximity of receptors to the Site; Users of PRoWs would experience mixed effects depending on the proximity and availability of views of the Site. Such effects would therefore vary from short term, moderate to negligible effects during demolition and construction, to mixed effects minor adverse to minor beneficial (resulting from the creation and loss of some views), and minor adverse to negligible effects on completion of the Development; Users of open spaces within the vicinity of the Site are likely to experience short term, minor adverse effects during demolition and construction resulting from tall cranes. On completion of the Development, there are likely to be negligible effects; Drivers and passengers of trains and vehicles would experience short term, moderate to minor adverse effects during demolition and construction depending on the nature of the view (direct unobstructed or not). On completion of the Development, views would be subject to minor adverse to minor beneficial or negligible effects; and Workers and shoppers would experience short term, moderate adverse effects during demolition and construction works depending on the proximity of units to on-going activities. On completion, visual amenity would improve with the introduction of a high quality public realm as well as attractive buildings. Such effects are likely to be moderate beneficial The Development is unlikely to be any more visible than the existing development, accepting that the positioning and orientation of rooflines would alter and in some cases reduce. Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 27 of 32

276 Views from the south associated with the railway station and adjacent roads would result in a change in composition although the general mass and scale of buildings would remain consistent with existing structures. Further afield, in middle distance views i.e. from Seymour Road and from PROWs to the north of Chippenham, views of the Site would be perceived as part of the built fabric of the town. In long distance views from the south, the effects of the Development would be negligible; whilst the ridgeline, positioning and heights of buildings would alter slightly in the overall composition, the depth of field would remain unaltered In addition, the demolition of some buildings would open up views into the Site from Foundry Lane, whilst elsewhere views would be framed by and to varying degrees obstructed by proposed buildings. An example includes new properties backing onto Tugela Road which would have views across to St Andrew s Church spire The Development would contribute positively towards providing a strong sense of orientation and legibility throughout the Site and with the surrounding areas through the creation of a strong linear treed corridor that embraces the proposed new access road and high quality public realm landscaping orientated towards St Paul s Church and spire. This will improve visual amenity not just for workers but also visitors to the Site Most visual impacts would be localised to short distance views within and around the edge of the Site and would, through high quality design, result in minor beneficial to negligible effects in the long term. Mitigation and Likely Significant Residual Effects Landscape, ecological and architectural treatments are to be considered in detail through the submission of relevant reserved matters applications. However, it is reasonable to assume, based on the parameter plans provided, that the Development and public realm will be considerably more attractive than the existing buildings and infrastructure currently occupying the Site, and this has been taken account in the assessment On this basis, the following mitigation measures are proposed during demolition and construction and following completion of the Development. Demolition and Construction During the demolition and construction phase of the Development, townscape and visual effects should be reduced by: Protection of off-site existing trees immediately adjacent to the Site boundary and within residential gardens, in addition to existing trees to be retained on Site, from construction works, in accordance with BS5837:2012 Trees in Relation to Design, Demolition and Construction. Recommendations 15 (see Appendix 13.4: BS5837 Tree Quality Survey and Development Implications); Control of vehicle movements outside working hours and use of floodlighting during construction to minimise disturbance to adjacent residents, drivers, workers within and adjacent to the Site and users of nearby footpaths / PRoWs and roads; Introduction of a phased programme of works to minimise disturbance; New planting on areas of open space, including street trees, could be undertaken during the planting season (October to March). This would achieve the importance of planting in breakingup and greening the built form within the Development; and Retention and protection of the existing hedgerow bounding Cocklebury Lane where possible during construction works (see Appendix 13.4). Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 28 of 32

277 Following implementation of the above mitigation measures, the likely significant residual effects would be moderate adverse to negligible to the local character areas and on visual amenity, depending on proximity to the Site. Completed Development Following completion, townscape and visual effects would be reduced by the implementation of: A management and maintenance strategy to protect existing and proposed trees and ensure their longevity; Introduction of further tree planting along the southern edge of the Site which could soften the character area and create a defined edge between the Site and the railway corridor whilst filtering views of the proposed ecological enhancements on the embankments; Enhancing and strengthening the boundary with further tree planting between the Site and residential properties within Clift Avenue; Strengthening and managing existing hedgerows along the boundary of Cocklebury Lane which could create a defined edge and act as a visual screen; Creation of public open spaces and planting of new trees within the Site where applicable; and Proposed lighting should, where possible, be low level and unobtrusive compared to existing floodlighting on the Site On the assumption that a sensitive and high quality landscape scheme is adopted, it is likely that predicted adverse effects would decrease over time as planting matures, and receptors would become habituated towards the Development Residual effects of the Development based on likely changes to the baseline would therefore be from negligible to moderate beneficial in the long term. Summary The potential effects, mitigation and significance of likely significant residual effects is described in Table Appendix 13.5 outlines the detailed assessment of effects. Table 13.5: Summary of Potential and Residual Effects Description of Effect Potential Effect Mitigation Residual Effect Demolition and Construction Industrial / Iinstitutional / Commercial / Retail Short term, temporary, local effect of moderate adverse significance Tree protection measures (see Appendix 13.4); Management and maintenance strategy to protect existing and proposed trees; Enhancement: tree planting along the southern edge of the Site and new tree planting along the new access; and Enhancement: strengthen and manage existing hedgerow along the boundary of Cocklebury Lane. Moderate to minor adverse effect Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 29 of 32

278 Description of Effect Potential Effect Mitigation Residual Effect Railway Corridor and Associated Infrastructure Short term, temporary, local effect of minor adverse significance Management and maintenance strategy to protect existing and proposed trees; and Negligible effect Enhancement: tree planting along the southern edge of the Site and new tree planting defined edge between the industrial character area and the railway corridor. Townscape Regular Pattern Short term, temporary, local effect of moderate adverse significance Retention of existing trees on the northern boundary; Tree protection measures (see Appendix 13.4); and Moderate to minor adverse effect Management and maintenance strategy to protect existing and proposed trees. Town Centre Retail / Commercial Short-term, temporary, local effect of minor adverse significance No mitigation required. Minor adverse effect Open Space / River Avon Negligible effect No mitigation required. Negligible effect Open Rolling Countryside Short-term, temporary, local effect of minor adverse significance Enhancement: provision of new buffer tree planting to the Site boundary with the railway line and within the ecologic area to strengthen separation between the Development and the open countryside. Negligible effect Residential Short term, temporary, local effect of major to moderate adverse significance for properties overlooking and in the vicinity of the Site Short term, temporary, local effect of minor adverse significance for properties further away Appropriate tree protection measures (see Appendix 13.4); Enhancement: new planting along the new access road; and Enhancement: new planting along linear park and within the Development. Major to moderate adverse effect Negligible effect People using the PRoWs Short term, temporary, local effect of moderate to minor adverse significance depending on proximity to the Site Negligible effect to Prow in the far distance including Bridleway CAL79 Proposed ecological enhancement on embankments; Enhancement :new planting and hard landscape high quality public realm space; and Enhancement: new tree planting along and within the Site. Minor adverse effect Negligible effect Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 30 of 32

279 Description of Effect Potential Effect Mitigation Residual Effect Amenity / Recreational Space Short-term, temporary, local effect of minor adverse significance No mitigation required. Negligible effect Transportation Routes (road and rail) Short-term, temporary, local effect of moderate to minor adverse significance Retain and strengthen existing hedgerow along Cocklebury Lane; and No mitigation required to other transport routes. Moderate to minor adverse effect Workplace and Retail Outlets Short-term, temporary, local effect of moderate adverse significance No mitigation required. Moderate adverse effect Completed Development Industrial / Institutional / Commercial / Retail Long term, permanent, local effect of minor beneficial significance No mitigation required. Minor beneficial significance Railway Corridor and Associated Infrastructure Long term, permanent, local effect of minor beneficial significance No mitigation required. Minor beneficial significance Townscape Regular Pattern Long term, permanent, local effect of minor beneficial significance No mitigation required. Minor beneficial significance Open Space / River Avon Open Rolling Countryside Negligible effect No mitigation required. Negligible effect Negligible effect No mitigation required. Negligible effect Residential Long term, permanent, local effect of minor beneficial significance for properties overlooking and in the vicinity of the Site Long term, permanent, minor beneficial to negligible significance for properties further away No mitigation required. Minor beneficial significance for properties overlooking and in the vicinity of the Site Minor beneficial to negligible effect for properties further away People using the PRoWs Long term, permanent, local effect of minor adverse to minor beneficial and minor adverse to negligible effect depending to the proximity to the Site No mitigation required. Minor beneficial to negligible effect depending to the proximity to the Site Amenity / Recreational Space Negligible effect No mitigation required. Negligible effect Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 31 of 32

280 Description of Effect Potential Effect Mitigation Residual Effect Transportation Routes (road and rail) Long-term, permanent, local effect of minor adverse to minor beneficial / negligible effect No mitigation required. Minor beneficial to negligible effect Workplace and Retail Outlets Long-term, permanent, local effect of moderate beneficial significance No mitigation required. Moderate beneficial significance Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment Page 32 of 32

281 References 1 DCLG (2012), National Planning Policy Framework (NPPF), The Stationery Office, TSO; DCLG National Planning Practice Guidance (NPPG) Wiltshire Council (2015), Wiltshire Core Strategy, adopted January 2015; 4 Wiltshire Council (2006), North Wiltshire Local Plan 2011, adopted June 2006, Saved Policies, June 2009; 5 Wiltshire Council, Wiltshire Core Strategy (Partial Review) and Appendix A - Detailed Review of Saved Policies, on-going; 6 Wiltshire Council (2012), Wiltshire Green Infrastructure Strategy Update, January 2012; 7 TEP (5014), Chippenham Landscape Setting Assessment, December 2014, Report Reference , (also known as Evidence Paper 4: Landscape Assessment); 8 North Wiltshire District Council, Chippenham Conservation Area Appraisal, November 2007; 9 Wiltshire Council, Chippenham Conservation Area Management Plan SPG, Adopted April 2010 as Supplementary Planning Guidance; 10 Landscape Institute and Institute of Environmental Management and Assessment (2013) 'Guidelines for Landscape and Visual Impact Assessment', Landscape Institute (LI) and Institute of Environmental Management and Assessment - Third Edition, Routledge; 11 Natural England (October 2014) An Approach to Landscape Character Assessment ; 12 Natural England (February 2014) National Character Area Map of England - NCA 117: Avon Vales; 13 Land Use Consultants (2005), Wiltshire Landscape Character Assessment, Final Report; 14 White Consultants (2004), North Wiltshire Landscape Character Assessment, Final Report; 15 BSI Standards Publication (2012), BS5837:2012 Trees in Relation to Design, Demolition and Construction - Recommendations. Environmental Statement Chapter 13 - Townscape and Visual Impact Assessment References

282 14. Ecology Introduction This chapter, which was prepared by Tyler Grange LLP, presents an assessment of the likely significant ecological effects of the Development. Particular consideration is given within the chapter to the value of ecological resources on the Site, the potential effects arising from the Development, and the identification of a strategy to address those effects and deliver ecological enhancements This chapter provides a brief summary of relevant legislation, planning policy and guidance, and a description of the methodology adopted for the assessment. This is followed by a description of the relevant baseline conditions of the Site and the surrounding area, and an assessment of the potential effects of the Development during demolition and construction and once the Development is completed and operational. Mitigation measures are identified, where appropriate, to avoid, reduce or offset any adverse effects, following which a summary of the likely significant residual effects of the Development is provided, having regard to mitigation adopted This chapter updates two previous ecological assessments undertaken by Environ in and Tyler Grange in and presented as chapters within the Environmental Statements (ESs) which accompanied previous planning applications at the Site This assessment and the terminology used are consistent with the Guidelines for Ecological Impact Assessment published by the Chartered Institute of Ecology and Environmental Management (CIEEM) The chapter is supported by the following figures and appendices: Figure Updated Ecological Features 2016; Figure Fauna Survey Results 2012; Appendix Ecological Baseline and Assessment Report (Tyler Grange, November 2012); Appendix Update Ecology Briefing Note (Tyler Grange, April 2015); Appendix Badger Survey Information and Assessment Information relating to badger, a protected species, can be deemed as sensitive, and accordingly this has not been presented within this chapter at the request of Wiltshire Council. Survey information, together with the assessment of effects regarding badger, is presented separately in Appendix 14.3, which will be made available to statutory consultees only and not placed in the public domain. Similarly, Appendix 14.1 also contains past survey information of relevance to badger, and as such will also be made available to statutory consultees only. Legislation, Planning Policy and Guidance Legislation Specific habitats and species receive legal protection in the UK under various pieces of legislation, namely: The Wildlife and Countryside Act 1981 (as amended) 4 ; The Conservation of Habitats and Species Regulations 2010 (as amended) 5 ; The Countryside and Rights of Way Act ; The Hedgerows Regulations ; Environmental Statement: Chapter 14 - Ecology Page 1 of 22

283 The Protection of Badgers Act ; and The Natural Environment and Rural Communities (NERC) Act Where relevant, the assessment takes account of this legislative protection, together with the relevant planning policy and guidance outlined below. National Planning Policy and Guidance National Planning Policy Framework, The National Planning Policy Framework (NPPF) 10 is central Government s guidance on all matters relating to planning. Chapter 11 of the NPPF deals with the protection of the natural environment. This supersedes former Planning Policy Statement 9 11 which provided advice on Biodiversity and Geological Conservation. The NPPF states that the planning system should inter alia minimise impacts on biodiversity and provide net gains in biodiversity where possible, contributing to the Government s commitment to halt the overall decline in biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures. National Planning Practice Guidance, The National Planning Practice Guidance (NPPG) 12 sits alongside the NPPF and brings together circulars and planning advice relating to issues that were not covered in full within the NPPF. The Natural Environment - Biodiversity and Ecosystems is represented within the NPPG and includes circular and advice on European and statutory protected sites, protected species and non-statutory protected sites and how the local authority should consider them in planning. Local Planning Policy Wiltshire Core Strategy, Core Policy 50 Biodiversity and Geodiversity in the Wiltshire Core Strategy seeks to protect and, where possible, enhance features of nature conservation and geological value. Where it is not possible, ecological impacts must be mitigated as far as possible and appropriate compensatory measures secured to ensure no net loss of the local biodiversity resources and to secure the integrity of local ecological networks and the provision of ecosystem services. All development should seek opportunities to enhance biodiversity gains through opportunities to restore, enhance and create valuable habitats, ecological networks and ecosystem services. Such enhancement measures should contribute to the objectives and targets of the Biodiversity Action Plan (BAP). North Wiltshire Local Plan 2011, April 2006 (saved policies) The North Wiltshire District Plan had a number of saved policies relating to ecology and nature conservation. However, these were all either superseded by Core Policy 50 in the Wiltshire Core Strategy referred to above, or removed due to duplication with national planning policy. Biodiversity Action Plans (BAPs) The UK Post-2010 Biodiversity Framework 15 succeeded the UK BAP partnership in 2011 and covers the period 2011 to However, the lists of Priority Habitats and Species agreed under the UK BAP still form the basis of much biodiversity work in the UK. The current strategy for England is Biodiversity 2020: A Strategy for England's Wildlife and Ecosystem Services 16 published under the UK Post-2010 UK Biodiversity Framework. Although the UK BAP has been succeeded, Habitat and Species Action Plans (HAPs and SAPs) developed for the UK BAP remain valuable resources Environmental Statement: Chapter 14 - Ecology Page 2 of 22

284 for background information on priority habitats and species under the UK Post-2010 Biodiversity Framework. There are now 1,150 priority species and 65 priority habitats, which have been listed as priorities for conservation action under the UK BAP UK BAP Priority Species and Habitats are also listed at Section 41 of the NERC Act 2006 and within the Rural Communities Act 2006 as Species of Principal Importance (SoPIs) and Habitats of Principal Importance (HoPIs). Section 40 of the NERC Act states that local planning authorities must have regard for the conservation of Section 41 species Most areas now possess a Local BAP (LBAP) to complement the national strategy where priority habitats and species are identified and targets set for their conservation. BAPs are the key nature conservation initiative in the UK, working at national, regional and local levels. The Wiltshire BAP 17 is the area s response to the UK BAP 18 and includes ten habitats action plans and one species action plan for Wiltshire. The UK and Wiltshire BAPs are referred to in this chapter where relevant. Other Guidance British Standard BS 42020: Biodiversity The latest British Standard BS 42020:2013 ( Biodiversity - Code of Practice for Planning and Development ) 19 was published in 2013 and ensures that sufficient and appropriate ecological information is applied to a planning application. Along with the Circular 06/05: Biodiversity and Geological Conservation 20 published by the then ODPM (now DCLG), BS requires surveys for protected species to be undertaken following good practice guidelines to determine the presence / absence or population of a protected species before a planning application is submitted. Circular 06/05: Biodiversity and Geological Conservation Circular 06/05 Biodiversity and Geological Conservation provides administrative guidance on the application of the law in England, relating to planning and nature conservation. It provides guidance on planning and development in relation to internationally protected sites, Sites of Special Scientific Interest (SSSIs), the conservation of habitats and species outside of designated sites, and protected species, whilst reminding local planning authorities of their statutory obligations regarding Environmental Impact Assessments. Scope and Consultation The ecological resources on any given site are dynamic, with habitats changing as a result of natural succession or management practices, and species populations increasing or declining or new species colonising. Consequently, whilst the ecological resources that could be affected by development at the Site have been assessed previously in connection with previous development proposals for the Site (refer to Chapter 1: Introduction and overview below) the Development design should be informed by up-to-date information in respect of the flora and fauna within the zone of influence of the Development Previous surveys on the Site were undertaken in 2006, 2008 and 2009 by Environ to inform the 2009 ES chapter 1. These were updated in 2012 by Tyler Grange for the previous ES chapter prepared in respect of the 2013 Scheme 2. Detailed fauna surveys were undertaken in 2012 including bats (activity surveys and an assessment of buildings and trees for roost potential, updating work undertaken in 2009) and common reptiles. Environmental Statement: Chapter 14 - Ecology Page 3 of 22

285 An updated Ecology Briefing Note (refer to Appendix 14.2) was prepared by Tyler Grange in April 2015 following an ecological walkover undertaken to determine if any updated surveys were needed to inform a future planning submission. No further ecological work was undertaken in 2015, however, to inform the preparation of this ES chapter, the following was subsequently undertaken in January 2016: An updated ecological data trawl, which updated similar searches undertaken in 2009 and 2012 and involved contacting Wiltshire and Swindon Biological Records Centre (WSBRC) in order to identify any existing ecological information relating to the Site and its surroundings; An updated Extended Phase 1 Habitat Survey of the Site (refer to Figure 14.1) to re-assess the Site and to determine whether updated fauna surveys are required; An updated badger survey of the Site; and Detailed external and internal (where access allowed, having regard to issues of health and safety) inspections of buildings to be demolished to establish their bat roost potential, thereby updating previous work undertaken in 2009 and This ES chapter assesses the potential effects of the Development upon habitats and protected species within the Site and its surrounding area, drawing upon the past survey data used to support previous planning applications for the Site, supplemented by the survey updates of 2015 and 2016, as described above. As indicated in the sections above, information regarding badger is presented separately in Appendix 14.3 due to its sensitive nature Wiltshire Council s Ecologist was consulted on the original scope of the ecological assessment undertaken in 2012 (refer to Appendix 14.1) The Council s Principal Ecologist commented as follows on the proposed scope of the assessment to be covered in this ES for the Development, via the Council s formal Scoping Opinion received on 3 February 2016: the Council s Principal Ecologist has agreed that Phase I habitat surveys should be used to inform the ES followed by any Phase 2 surveys if deemed necessary. The ecology chapter will need to at least address the issues identified in the 2015 walkover survey including bat roosts, badgers and reptiles. Assessment Methodology and Significance Criteria Extended Phase 1 Habitat Survey An updated Extended Phase 1 Habitat Survey of the Zone of Influence (ZoI - defined as the area within which potential effects as a result of the proposed Development could occur in accordance with CIEEM guidelines) was undertaken on 21 st January 2016 by Ivi Szaboova (a licensed bat worker and full member of CIEEM) and Sara Curtis (an associate member of CIEEM), both experienced ecological consultants The survey methodology was based on guidance set out in the Handbook for Phase 1 Habitat Surveys 21. This entailed recording the main plant species, classifying and mapping broad habitat types and noting any evidence of, or potential for the presence of, protected / notable flora and fauna For the purposes of this assessment, the ZoI of the proposed Development (and hence the study area) comprises the Site area and land along the adjacent railway corridor. Environmental Statement: Chapter 14 - Ecology Page 4 of 22

286 Preliminary Roost Assessment A Preliminary Roost Assessment (PRA) was undertaken on all the buildings present on the Site which will be demolished to facilitate the Development (where health and safety allowed) in accordance with best practice 22. This is an external and internal inspection survey, the purpose of which is to assess the likelihood of bats being present and the need for further survey and / or mitigation. This was undertaken concurrently with the Extended Phase 1 Habitat Survey on 21 st January 2016 by the above referenced ecologists In each case, a systematic search was made of the exterior of the building and the ground, especially below potential roost access points, where present. Such features include window sills, window panes, walls, tiles, weather boarding, lead flashing, eaves, areas behind peeling paintwork or surfacing materials and under tiles, and other cracks and crevices that provide protection from the elements. Such features are known to be used by roosting bats Once the external inspection had been completed, an internal inspection of buildings to be demolished was also undertaken. Where present, particular attention was paid to the following: Droppings, urine staining and bat corpses; Timber beams (for free hanging bats); Timber joints (for crevice-dwelling bats); Clean swept floors (which may indicate that evidence of roosting bats has been removed); Droppings beneath the ridge and hip beams of the roof and junctions between the two; Droppings and urine staining on and at the base of dividing walls, gable end walls and around chimney breasts; Droppings beneath timber work; Droppings and corpses beneath roof insulation; Corpses at the base of walls and near wall plates at the base of rafters; Corpses in uncovered water (header) tanks or other containers in the roof; Scratch marks and characteristic staining from fur oil on timber and walls; Clean gaps and sections of ridge beam and other timber and walls within the roof; Gaps between lintels above windows or doors; Light gaps in the roof indicating access points to the outside; Access to cavity or rubble-filled walls; Mortise joints and junctions between roof timbers and between timbers and walls; and Cool areas suitable for torpor or hibernation All trees on the Site were also assessed for their bat roost potential and were initially walked around to locate features with roosting potential Following the above described inspections, the buildings and trees were then assigned to the roost potential categories referenced below to determine their suitability for roosting bats The assessment of buildings and trees on the Site was informed by the Bat Surveys for Professional Ecologists - Good Practice Guidelines 23 which determines the suitability of a building or tree as having bat roost potential. Suitability for a roost is classed as: Negligible - No habitat features on site likely to be used by roosting bats ; Low - A structure with one or more potential roost sites that could be used by individual bats opportunistically or a tree of sufficient size and age to contain potential roosting features ; Environmental Statement: Chapter 14 - Ecology Page 5 of 22

287 Moderate - A structure or tree with one or more potential roost sites that could be used by bats due to their size, shelter, protection, conditions and surrounding habitats but unlikely to support a roost of high conservation status ; and High - A structure or tree with one or more potential roost sites that are obviously suitable for use by large numbers of bats on a more regular basis and potentially for longer periods of time due to their size, shelter, protection, conditions and surrounding habitat 22. Data Search An ecological data trawl was undertaken in January 2016 to update previous searches. Protected and priority species records were obtained for the area within a 1km radius of the Site, with a wider search of 2km for statutory and non-statutory sites of nature conservation interest and 5km conducted for international statutory sites of nature conservation interest In addition, the UK BAP and the Wiltshire BAP were consulted. Detailed Surveys Given that ecological resources are often dynamic in nature, Natural England (NE) advises that ecological survey information should be updated every two years. However, in some instances it may not be necessary to update all surveys if, for instance, the group in question is not especially dynamic or subject to change and where other factors such as management and local biophysical characteristics remain unchanged since the completion of previous survey work A range of detailed flora and fauna surveys of the Site were conducted in 2012 to inform the ecological assessment and the ES chapter prepared in support of the planning application for the 2013 Scheme. The 2012 surveys were informed by previous surveys undertaken at the Site in 2006 and 2008 by Environ. Updated 2012 surveys, as detailed in Appendix 14.1, included: Bat activity surveys; Bat static detector surveys; Badger Meles meles survey; and Reptile surveys The methodologies for the above surveys are detailed in the survey reports at Appendix All surveys were undertaken in line with published methodologies, as described in the appendix A review of all of the pre-existing survey data was conducted as part of the EIA process undertaken to support this ES chapter being prepared in respect of the current Development, and salient information is summarised in the section on Baseline Conditions below. The results of the 2016 Extended Phase 1 Habitat Survey, Preliminary Roost Assessment and data search referred to above indicated that the Site habitats were substantially unchanged. An update badger survey was undertaken, and the habitats supporting reptiles were assessed for any change that might have affected the population. Zone of Influence The proposed Development may result in loss and disturbance to some existing habitats and associated opportunities for fauna species within the Site boundary, and potentially outside of it. In respect of the latter, consideration was given to the following potentially significant effects: Potential fragmentation of local habitat networks as a result of the Development; Disturbance to ecological resources within hearing range during the demolition and construction phases of the Development; Environmental Statement: Chapter 14 - Ecology Page 6 of 22

288 Disturbance to ecological resources within receiving range of dust and light during the construction and demolition phases of the Development; and Disturbance to ecological resources within walking distance of people and pets during the operational phases of the Development As indicated above, and having regard to the extent of the above potentially significant effects, the ZoI was identified as being the Site and the adjacent railway corridor. Evaluation The evaluation of habitats and features is made with reference to the guidance on Ecological Impact Assessment published by CIEEM. This process includes: Identifying those ecological features likely to be affected; and Evaluating the features to identify those of importance i.e. those which, if their integrity or conservation status were to be affected, would result in specific provisions within national or local policies (or in some cases legislation) being triggered The level of value of specific ecological receptors is assigned using a geographic frame of reference using the following terms: International; National; Regional; County; District; Local; and / or within the Site boundary only To be in line with other chapters of this ES, the scale of the ecological resource s sensitivity is also described, where features of international and national value are considered to be of high sensitivity, features of regional or county value are of medium sensitivity, features of district, local or Site value are of low sensitivity and features of negligible value are of negligible sensitivity. Assessment of Effects Prediction of the likely significant effects arising from a development takes into account the different stages and activities within the development process, and the inherent mitigation built into a development. Therefore, the assessment considers the existing (and future) baseline and the effects on the baseline in a systematic way, considering the various aspects of ecology, nature conservation and biodiversity as follows: The baseline is defined, i.e. an assessment of the Site in its current status and condition (although note limitations below) with consideration also given to known likely changes to this baseline before the Development commences ( future baseline ); The potential effect and sources of effect on ecological resources are defined and quantified, where possible, in terms of magnitude and duration. Effects resulting from the proposed Development are assessed for both the demolition / construction and operational phases; and The significance of effects is assessed, having regard to the considerations outlined in the section below and where effects are significant, mitigation measures are described and residual effects assessed. Limitations and Assumptions All surveys conducted in 2012 were undertaken in the optimum survey season. The updated Extended Phase 1 Habitat survey in January 2016 was undertaken in a sub-optimal time of year, although given the mild winter and Site habitats, and having regard also to the previous surveys and data from the Site, the ecological resource could still be established. Environmental Statement: Chapter 14 - Ecology Page 7 of 22

289 All buildings to be demolished were subject to internal inspections, except buildings 5 to 7 which could not be accessed for health and safety reasons. However, buildings 5 to 7 have negligible suitability for roosting potential due to their warehouse style and lack of suitable features. External roosting features were examined with a powerful torch and binoculars Owing to the dynamic nature of ecological resources, if more than one year has elapsed since the survey reports upon which this ES chapter is based was written, advice from the chapter authors should be sought to determine whether update work is required, especially regarding badgers and bats on the Site. Protected species survey data typically has a shelf life of two years. Significance Criteria In accordance with CIEEM guidance and terminology, a significant effect in ecological terms is defined as an effect (adverse or beneficial) on the integrity of a defined site or ecosystem(s) and / or the conservation status of habitats or species within a given geographical area, including cumulative effects. Insignificant effects are those that would not result in such changes The value of any features that would be significantly affected is then used to identify geographical scales at which the effect is significant. This value relates directly to the consequences, in terms of legislation, policy and / or development control, at the appropriate level. So, a significant adverse effect on a feature of importance at one level would be likely to trigger related planning policies and, if permissible, generate the need for control mechanisms as described in those policies Significant effects on features of ecological importance should be mitigated (or compensated for) in accordance with the guidance derived from policies applied at the scale relevant to the feature or resource The following factors are considered in determining whether ecological effects are significant: Extent - this is the area over which an effect occurs; Magnitude - the size or amount of an effect, determined on a quantitative basis where possible; Duration - the time for which an effect is expected to last prior to recovery or replacement of the resource or feature; Reversibility - an irreversible (permanent) effect is defined as one from which recovery is not possible within a reasonable timescale or for which there is no reasonable chance of action being taken to reverse it. A reversible (temporary) effect is one from which spontaneous recovery is possible or for which effective mitigation is both possible and enforceable; Timing and frequency - some effects are only likely if they happen to coincide with a critical lifestage or seasons. Others may occur if the frequency of an activity is sufficiently high; and Cumulative interactions - where consideration is given to any other developments within the ZoI that, together with the proposed Development, may result in significant effects Effects are unlikely to be significant where features of local value or sensitivity are subject to small scale or short-term effects. However, where there are a number of small scale effects that are not significant alone, it may be that, cumulatively, these may result in an overall significant effect To be consistent with the terminology throughout the ES, potential and likely significant residual effects (adverse or beneficial) are also stated in accordance with the following definitions: Major - fundamental change and extremely noteworthy / material; Moderate - noteworthy / material; Minor - detectable but not noteworthy or material; or Negligible - very little change (approximate to no change). Environmental Statement: Chapter 14 - Ecology Page 8 of 22

290 Baseline Conditions Existing Baseline The ecological resources within the ZoI of the Development are summarised below and described in detail in Appendix Ecological Baseline and Assessment (2012) supported also by Appendix Update Ecology Briefing Note (April 2015). Statutorily Protected Sites The Site does not comprise nor lie adjacent to any sites designated on account of their nature conservation interest. However, three such sites are located within 5km: Mortimer s Wood Local Nature Reserve (LNR), 1.9km south-west; Bencroft Hill Meadow Site of Special Scientific Interest (SSSI), 3.8km east; and Sutton Lane Meadow SSSI, 4.1km north By virtue of their designation, the SSSIs are of national ecological value and thus of high sensitivity. Mortimer s Wood LNR is assessed as being of county ecological value for wildlife and is of medium sensitivity. Non-statutorily Protected Sites The Site is not covered by or immediately adjacent to any non-statutory nature conservation designations. In Wiltshire, these are termed Local Wildlife Sites (LWS). A number of such sites are located within 2km: Bristol River Avon LWS, 750m south-west; Baydon Meadow LWS, 1.2km south; Birds Marsh Wood LWS, 1.4km north; Birdsmarsh Meadow LWS, 1.4km north; Long Pond Plantation LWS, 1.5km north; and Mortimer s Wood LWS, 1.9km south-west The LWSs are all of county ecological value, and as such, of medium sensitivity. Habitats The habitats within and adjacent to the Site are illustrated on Figure 14.1 and are briefly described below. Latin names of species recorded are included in the Ecological Baseline and Assessment report - Appendix All building references relate to the building numbers identified in Figure The following comprises a summary of the results of the Extended Phase 1 Habitat Survey undertaken in January 2016 (refer also to Figure 14.1) with appropriate cross-references made where relevant to the results of the previous 2012 and April 2015 surveys (refer to Appendix 14.1 and Appendix 14.2). Buildings The Site contains many buildings of varying construction, the majority of which are metal-framed, metal clad structures with corrugated sloping roofs of either asbestos cement, concrete or metal. Other buildings include more modern, brick-built office accommodation with tiled sloping roofs. There are two older, stone-built buildings located in the eastern extent of the Site (Building 31 and 32). Building 31 is a listed building. The buildings offer little to the local biodiversity resources and Environmental Statement: Chapter 14 - Ecology Page 9 of 22

291 are considered to be of negligible ecological value and thus of negligible sensitivity, although they may hold some intrinsic faunal value to bats and birds (refer to the Fauna section below). Grassland - Amenity There are several locations of amenity grassland throughout the Site, the majority of which is located outside of offices and adjacent to the main Site entrance off Pew Lane. Amenity grassland offers little to the local biodiversity resource and is of negligible ecological value and thus of negligible sensitivity. Grassland - Poor Semi-improved Neutral Poor semi-improved grassland with scattered scrub and tall ruderal species is present to the east of the old gas works site, surrounded by encroaching, dense continuous scrub. The grassland is rank and tussocky, with evidence of rabbit grazing. Dominant species include common bent, colt sfoot, Yorkshire fog, perennial rye-grass, false oat-grass and wild carrot. Despite being a relatively common habitat in the wider landscape, it is of Site ecological value and low sensitivity, on account of it being the only semi-natural habitat within the Site and owing to its potential supporting value to invertebrates, foraging birds, bats and reptiles. Lack of recent management and storage of materials from the adjacent occupier has decreased the area of the grassland, with only a small area remaining on the Site. Hardstanding There are extensive areas of hardstanding within the Site, comprising tarmac access roads, car parking, concrete paving and hoggin. Generally, the surfaces are in a good condition providing little opportunities for plant communities, apart from occasional occurrences of butterfly bush and species such as dandelion and sow thistle Hardstanding is considered to be of no intrinsic ecological value and is therefore assessed as being of negligible ecological value and thus of negligible sensitivity. Introduced Shrub Introduced, ornamental, managed shrubs are planted throughout the Site, including species such as box, privet and St. John s wort, the majority located near office accommodation. These habitats are considered to be of negligible ecological value and of negligible sensitivity. Semi-natural, Broad-leaved Woodland / Scattered Trees A small, secondary woodland is present near to the gatehouse at the Pew Lane entrance. It comprises a number of semi-mature to mature trees, including sycamore, ash and pedunculate oak with an understorey of yew, English elm and laurel. The ground flora is poorly developed comprising common ivy, wood avens, bramble, common nettle, lords-and-ladies and snowberry A number of semi-mature and mature scattered deciduous and coniferous trees are present throughout the Site and include planted native or naturalised species and ornamental species Although a relatively common habitat locally and small in extent, the woodland and scattered mature trees are likely to have some potential supporting value for other species, such as birds and possibly bats. They are of between Site and local ecological value and therefore of low sensitivity. Environmental Statement: Chapter 14 - Ecology Page 10 of 22

292 Species-poor Intact Hedgerow An outgrown, species-poor hedgerow with occasional standard trees forms the north-eastern Site boundary with Cocklebury Lane. The hedge comprises elm, ash, field maple, hornbeam and hawthorn with occasional clematis, honeysuckle, ivy and bramble. The hedgerow has a lack of management with further encroachment onto the Site. This habitat is of Site ecological value and low sensitivity, being of some intrinsic value as a wildlife corridor, and is likely to have supporting value to nesting birds and foraging mammals. Wasteland Habitats (continuous and scattered scrub; tall ruderal vegetation; short perennial and ephemeral vegetation) Pioneer habitats typical of wasteland have established in the less frequently used parts of the Site, particularly along the south-eastern boundary, adjacent to the railway line. These comprise common species of scrub and tall ruderal vegetation. It would appear that there has been a lack of management in these areas, with previous scattered scrub now dense scrub and encroaching into areas of tall ruderal vegetation. Two stands of the invasive species Japanese knotweed (refer to target notes 1 and 2 on Figure 14.1) are also present, although signs of recent treatment and cut back are evident. At the time of the April 2015 survey and in the Extended Phase 1 Habitat Survey in January 2016, no new shoots were visible Although common and widespread, in an area otherwise lacking in vegetation, the wasteland habitats are evaluated as being of Site ecological value and of a low sensitivity, owing to their potential supporting value to nesting birds, reptiles and small mammals and their function as a habitat and nectar source for invertebrates. Fauna The results of the species surveys previously undertaken in 2012 are shown on Figure 14.2 and are briefly described below, with appropriate commentary, where relevant, on the findings of the April 2015 survey and the Extended Phase 1 Habitat Survey in January 2016, together with the findings of the 2016 ecological data search. As for habitats, Latin names of species recorded are included in the Ecological Baseline and Assessment report, together with full survey methodologies and findings - refer to Appendix Amphibians WSBRC holds records of great crested newt (which is a European Protected Species and a SoPI), recorded in 2013, from a garden pond 150m west of the Site, and common toad (SoPI) located approximately 730m north of the Site. There is limited suitable terrestrial habitat for amphibians within the Site, especially in the north, closest to the record of the pond with great crested newt. No ponds are present within the Site and no other potentially suitable ponds are shown on the Ordnance Survey mapping within 500m of the Site, the nearest water body being approximately 600m west. Hence great crested newt is not considered likely to be using the habitats within or immediately adjacent to the Site. Common toad can disperse further from breeding ponds and hence could be present, although given the nature of the habitats, only the field of poor semiimproved grassland and scrub alongside the railway is likely to support them; none were recorded within the Site during the reptile surveys undertaken in 2012, which might be expected were they present. Badgers Refer to Appendix Environmental Statement: Chapter 14 - Ecology Page 11 of 22

293 Bats WSBRC holds records of common pipistrelle and noctule approximately 150m south of the Site, Daubenton s bat located approximately 200m south, soprano pipistrelle located approximately 800m south, and brown long-eared, greater and lesser horseshoe within 1km of the Site Potential for roosts throughout the Site is limited, with the majority of the buildings assessed as having negligible potential to support bats, given the construction of buildings and high levels of lighting around most of the Site Updated bat surveys in 2012 identified a brown long-eared occasional night roost in Building 3, which is situated in a dark part of the Site, adjacent to suitable foraging habitat and links to the wider countryside. The updated survey in April 2015 recorded scattered butterfly wings, although no other evidence of roosting bats (e.g. droppings). The inspection in January 2016 also recorded scattered butterfly wings, although similar numbers and scattering to the 2015 survey. This building is therefore assessed as a roost as a precautionary measure Scattered peacock and small tortoise shell butterfly wings were located adjacent to broken windows in Building 16 during the updated January 2016 survey, although no droppings or other firm evidence of bats was identified. Overall, the building is not currently considered to be a roost and the outside of the building is assessed as having negligible potential for crevice roosting species In 2012, Building 31 (Avon House) was assessed as having low to moderate potential to support crevice roosting bats. As no works were going to be undertaken on the building, no further surveys were conducted on Building 31 in The opportunities for crevice roosting species on the outside of the building remains in An internal inspection of the building in January 2016 identified a few relatively fresh (within the last year) brown long-eared bat droppings in a downstairs cupboard. Access for bats into Building 31 appears to have been via a broken window panel on the downstairs eastern aspect of the building. It is considered likely that any such use has been opportunistic and the building does not appear to be in regular use as a roost No evidence of roosts was recorded in other buildings within the Site Potential for bat roosts exists within mature trees, although the majority of trees within the Site were classified as low (no obvious but some limited potential) or negligible (no potential) in the January 2016 inspection. There are no trees with high or moderate suitability on the Site. The activity surveys undertaken in 2012 confirmed that bat activity was very low and predominately by common pipistrelle, with some activity by soprano pipistrelle and noctule and a single pass by serotine. The majority of the activity was recorded along the railway corridor and also near Building 31 (Avon House) alongside the hedgerow adjacent to Cocklebury Lane. The habitats and lighting on the Site have not altered significantly from It is therefore anticipated that the levels of bat activity would not have significantly changed from Based on the survey findings, with low levels of activity of mostly common species recorded and the identification of one confirmed night roost, it is considered that the assemblage of bats using the Site are of between Site and local ecological value and thus of low sensitivity. Birds Birds recorded anecdotally during previous ecological surveys within the Site in 2012 included house sparrow, chiffchaff, blackbird, wood pigeon, greenfinch and herring gull. Birds of conservation concern which have been confirmed are limited to herring gull and house sparrow. Both could nest on buildings within the Site. Environmental Statement: Chapter 14 - Ecology Page 12 of 22

294 Records of other species provided by WSBRC within 1km of the Site include those for cuckoo, fieldfare, lapwing, linnet, skylark, song thrush, redwing, wood warbler, yellowhammer and yellow wagtail (all red listed species 24 ). However, none of these are likely to rely upon the habitats within the Site It is concluded that on the basis of the habitats that are present, the assemblage of birds using the Site is not likely to be of greater than Site ecological value or low sensitivity. Dormouse There are no records indicating the presence of dormouse within 2km of the Site. This species is unlikely to be present within the Site and immediate surrounds owing to a lack of suitable habitat and lack of habitat connectivity with more suitable habitat in the surrounding area. Invertebrates Invertebrates noted as part of the previous surveys in 2008 included common species such as European hornet and red admiral butterfly. Records returned by WSBRC include small blue butterfly, located approximately 700m south-west, and thirty-four further records of SoPI within 1km of the Site None of the above species were recorded during the Site surveys during 2012, 2015 and 2016, and owing to the very limited potential of the habitats that are present, no detailed survey was considered necessary. The pioneer wasteland type communities along the railway, as well as rough grassland and scrub, are considered to hold slightly greater potential for invertebrates, being in a sunny location and providing nectar sources and other foraging opportunities. Overall, the invertebrate assemblage within the Site is unlikely to be of greater than Site ecological value of low sensitivity. Reptiles WSBRC holds records for slow worm within 50m north of the Site, grass snake within 100m north and adder within 1km of the Site. Reptile surveys on the Site in 2012 identified a good population of slow worm within grassland and scattered scrub located east of the old gas works, a south-west facing bank and wasteland habitats along the railway corridor (refer to Figure 14.1) Given the habitats are more or less contiguous, those populations recorded are likely to be a single, larger metapopulation, with exchange of animals between them. Slow worm is likely to have colonised from suitable habitat along the railway corridor, which was not surveyed in 2012 due to access constraints The area of most value to slow worm, namely the poor semi-improved grassland, has reduced in size due to the lack of management, storage of materials and the encroaching dense scrub. It is therefore anticipated that the population of slow worm on the Site would be no greater than surveyed previously in Whilst slow worm is a SoPI, it is a relatively common UK species and not targeted for conservation action in the Wiltshire BAP. The populations present are considered to be of local ecological value and thus of low sensitivity. Environmental Statement: Chapter 14 - Ecology Page 13 of 22

295 Summary of Valuable Ecological Resources Table 14.1 summarises the value of ecological resources and, where relevant, the associated legal and policy protection within the NPPF and local planning policy. Table 14.1: Summary of Value of Ecological Resources and Respective Legal / Policy Protection Ecological Resource Ecological Value Protection Designated Sites Benecroft Hill Meadow SSSI National NPPF; WCSD Policy 50 Sutton Lane Meadow SSSI National NPPF; WCSD Policy 50 Mortimore s Wood LNR and LWS County NPPF; WCSD Policy 50 Bristol Avon River LWS County NPPF; WCSD Policy 50 Baydon Meadow LWS County NPPF; WCSD Policy 50 Birds Marsh Wood LWS County NPPF; WCSD Policy 50 Habitats Buildings Grassland - Amenity Grassland - Poor semi-improved Hardstanding Introduced shrub Scrub/tall ruderal, short perennial ephemeral Semi-natural, Broad-leaved woodland/scattered trees Negligible Negligible Site Negligible Negligible Site Site/Local WCSD Policy 50 Species-poor hedgerow Site WCSD Policy 50 Fauna Bats Site/Local WCSD Policy 50; Habitats Reg; NERC (soprano pipistrelle; noctule only) Birds Site WCSD Policy 50; WCA; NERC Invertebrates Site WCSD Policy 50 Reptiles Site WCSD Policy 50; WCA; NERC WCSD: Wiltshire Core Strategy Document; WCA: Wildlife and Countryside Act 1981 (as amended); Habitat Regulations; Conservation of Habitats and Species Regulation 2010; NERC: species and habitats of principal importance protected under Section 41 of the Natural Environment and Rural Communities Act 2006) Predicted Future Changes in the Baseline A number of buildings are to be demolished to slab level in advance of the implementation of the Development. These comprise (using building numbering from Figure 14.1, with the equivalent Figure 1.3 reference in parentheses)): buildings 20 (E1), 1 (R1), 2 (R2), 35 (R11), 9 (R20) and 7 (R22). These buildings are in themselves of negligible ecological value, and none have been identified as having bat roosting potential. Environmental Statement: Chapter 14 - Ecology Page 14 of 22

296 The partial demolition of Avon House (building 32 in Figure 14.1) comprising 20 th century additions and ancillary structures to include also the single storey, flat roof buildings connecting to building 31 should not result in a predicted change to the baseline conditions. The affected structures have not been identified as having bat roosting potential The lack of habitat management, particularly along the southern boundary of the Site, would slightly alter the current baseline of the Site if no management is continued. However, this would most likely only comprise an increase in dense and encroaching scrub From surveys conducted on the Site, bats are known to be using the Site for foraging and commuting, with potential night roosts within those derelict buildings identified above. Due to the mobile nature of the species and having regard to the current condition and potential for further deterioration of some of the buildings (i.e. broken windows, water damage to roofs providing access) there is the possibility that roosting potential for bat species on the Site might increase given the further passage of time. Potential Effects Demolition and Construction The potential effects to each of the ecological receptors outlined in the Baseline section as a result of the demolition of existing building stock and subsequent construction activities is outlined in the paragraphs below. Effects to Statutorily Protected Sites Bencroft Hill Meadow SSSI, Sutton Lane Meadow SSSI and Mortimer s Wood LNR (and LWS) are sufficiently far from the Site (3.8km east, 4.1km north and 1.9km south-west respectively) to be unaffected by works during the demolition and construction phase. The effect to statutorily protected sites is anticipated to be of negligible significance. Effects to Non-statutorily Protected Sites Bristol River Avon LWS, Baydon Meadow LWS, Birds Marsh Wood LWS, Birdsmarsh Meadow LWS and Long Pond Plantation LWS are located sufficiently far from the Site (750m south-west, 1.2km south, 1.4km north, 1.4km north and 1.5km north respectively) to be unaffected by works during the demolition and construction phase. The effect to non-statutorily protected sites is anticipated to be of negligible significance. Effects upon Habitats The majority of the Site comprises habitats of negligible ecological value and hence direct effects as a result of their loss are anticipated to be of negligible significance, requiring no mitigation Losses of habitats of greater value include the following: Losses of wasteland habitats (including scrub and tall ruderal vegetation) and poor semiimproved grassland of Site ecological value; and Partial losses of broad-leaved woodland and scattered trees of between Site and local value To compensate for the limited habitat losses, the green infrastructure within the Development, which would be implemented during the construction stage, would include habitat creation along the southern boundary comprising tree planting, open space, hedgerows and SuDs ponds, with other similar smaller areas scattered throughout the Site (refer to Figure 4.5 (Open Space Parameter Environmental Statement: Chapter 14 - Ecology Page 15 of 22

297 Plan)). As these habitats mature, they are likely to compensate for losses (refer to Completed Development section) In the absence of mitigation, other potential effects during demolition and construction include dust deposition on retained vegetation, which may be smothered, and impacts on root zones of woody vegetation, including trees, shrubs, scrub and hedgerow Given the value of the existing habitats to be lost, between Site and local ecological value, in the absence of mitigation and prior to the establishment of the compensatory planting, the potential adverse effects associated with demolition and construction are anticipated to be short to mediumterm, temporary, Site to local and of moderate adverse significance. Effects upon Badgers Refer to Appendix Effects upon Bats No signs of bats were found within the majority of the buildings within the Site (buildings 1, 2, 4 to 15, 17 to 30 and 32) and none are likely to establish, given the nature of the buildings and disturbance from high levels of lighting within the majority of the Site and adjacent to it. The effects of the demolition of these buildings upon bats would therefore be of negligible significance An occasional brown long-eared night roost was recorded within Building 3 in 2012, with scattered butterfly wings recorded in 2015 and This building is going to be demolished. Loss of this roost is unlikely to affect the conservation status of this species, even at a local level, since they will use a variety of structures for this purpose, of which there are many close by and off-site. As bats are a protected species (refer to Table 14.1), any demolition work would be under a licence from Natural England. In the absence of mitigation, the effects of the demolition of this building upon bats would be short term, temporary, at a Site level and of moderate adverse significance Building 16 is not currently considered a roost, owing to the lack of firm evidence of use by bats, and its removal would be of negligible significance. Should survey work confirm that it is a night time roost of brown long-eared bats, then in the absence of mitigation, the effects of the demolition of this building upon bats would be short term, temporary, at a Site level and of moderate adverse significance Building 31 (Avon House) showed opportunistic use by a brown long-eared bat last year, but no indications of systematic use. Survey work will be undertaken to confirm whether or not it comprises a roost, in order to inform building maintenance and possible future refurbishment works. However, as this building is not proposed for demolition, any effects upon bats as a result of the Development would be negligible Those trees with low bat roosting potential are located around the periphery of the Site, and are likely to be accommodated within the detailed design / layout. Trees with a low bat roost potential do not require further survey 23, although if they are to be removed, a precautionary assessment of the trees would be conducted. The majority of activity recorded in 2012 was by relatively lighttolerant species, hence effects associated with lighting of the Development are unlikely. However, brown long-eared bats which roost close to the dark, southern boundary could be affected, as well as other species that might use the railway corridor, if ambient light levels are increased during demolition and construction. Such effects would be temporary and of significance at a local level. The effect on commuting and foraging bats is anticipated to be short-term, temporary, local and of minor adverse significance. Environmental Statement: Chapter 14 - Ecology Page 16 of 22

298 Effects upon Birds The demolition of the buildings will result in the loss of potential nesting sites for house sparrow, pigeons and herring gulls. Other nesting birds not of conservation concern may also be affected by removal of scrub, hedgerow and other woody vegetation. In the absence of mitigation, such effects upon a bird assemblage of Site value would be of minor significance, and would trigger the legislation protecting birds whilst actively nesting (refer to Table 14.1). The effect upon birds is anticipated to be short-term, temporary, at a Site level and of minor adverse significance Loss of existing vegetation will reduce the foraging resources, although this is not considered significant given there are ample similar or better opportunities nearby. Effects upon Invertebrates Vegetation clearance will impact upon the likely common invertebrate assemblage of Site ecological value, by removing habitats offering shelter and foraging resources. Such effects would be permanent, although, given the limited extent of common habitats present and ability of many species to disperse to adjacent suitable habitat, effects are considered to be negligible. Effects upon Reptiles Habitats supporting slow worm would be displaced by the footprint of the proposed Development, although suitable habitat on the adjacent railway corridor embankment will remain (outside of the Site boundary). Habitats lost are likely to represent a small proportion of the area of suitable habitat in the locality. In the absence of mitigation, it is therefore unlikely that the conservation status of the reptile population would be adversely affected at a Site level. Given the legal protection (refer to Table 14.1), it is necessary to move slow worms before clearance. In the absence of mitigation, the effect on slow worm during construction is anticipated to be short-term, temporary, local and of minor adverse significance. Completed Development Effects upon Protected Sites There are no operational effects anticipated on statutory or non-statutory protected sites due to their distance from the Site. Effects upon Habitats Those new habitats created during the construction phase will gradually establish during the operational phase and will mature as part of the completed Development. Assuming that biodiversity enhancements are implemented (to comprise inherent mitigation as detailed in the Mitigation section below) the potential effects on habitats during the operational phase are therefore likely to improve from negligible to permanent, long-term, at Site level and of minor beneficial significance as the habitats mature. Effects upon Badgers Refer to Appendix Environmental Statement: Chapter 14 - Ecology Page 17 of 22

299 Effects upon Bats Any additional lighting, especially along the southern boundary with the railway corridor (including within the linear park), alongside Cocklebury Lane and adjacent to new areas of planting, would be designed so as to avoid light spill that might otherwise dissuade light sensitive bats from foraging and commuting along these corridors (refer to Chapter 4: The Development). The small number of pipistrelle bats and occasional other species are likely to continue to use these areas of the Site With sensitive lighting design, effects to the bat assemblage of local value as a result of the completed Development are not anticipated. Therefore, the effect on bats during the operational phase is anticipated to be of negligible significance. Effects upon Birds With the above habitat measures, the conservation status of birds on the Site would not be affected. The introduction of residential development, including a significant proportion of houses with gardens, would also increase the foraging habitat available to birds. The effect on birds during the operational phases of the Development is anticipated to be of permanent, long-term, at Site level and of minor beneficial significance. Effects upon Invertebrates The retained and newly created habitats will compensate for the loss of removed habitats and will mature over time, providing an increased ecological resource for invertebrates. Therefore, the effects on invertebrates during the operational phase are anticipated to be permanent, long-term, at Site level and of minor beneficial significance. Effects upon Reptiles There is the potential for increased predation of reptiles by, for instance, domestic cats from the residential elements of the Development. However it is unlikely that the conservation status of the population would be affected. The effect on reptiles during the operational phase of the Development is anticipated to be of negligible significance. Mitigation and Likely Significant Residual Effects In accordance with the NPPF and Wiltshire Core Strategy Policy 50, any new development should aim to promote opportunities for the incorporation of beneficial biodiversity features within the design (e.g. landscaping to provide ecological enhancement). In addition to the mitigation measures described below, there are further opportunities for ecological enhancement of the Site, and these have also been set out in this Section. Demolition and Construction Habitats Effects from construction activities can be reduced or avoided by the implementation of a Construction Environment Management Plan (CEMP) that would include best practice measures to minimise dust and other pollutants and to ensure the protection of retained trees and woody vegetation in accordance with BS5837:2005 Trees in Relation to Construction. Following implementation of suitable mitigation, likely significant residual effects to retained vegetation during the demolition and construction period are likely to reduce to negligible. Environmental Statement: Chapter 14 - Ecology Page 18 of 22

300 The stands of Japanese knotweed are likely to require a course of chemical control to prevent spread across the Site or outside of the boundary. Any such chemical treatment would be undertaken in accordance with best practice measures as set out within the CEMP As indicated above, the green infrastructure within the Development, which will be implemented during the construction stage, would include habitat creation along the southern boundary and other similar smaller areas scattered throughout the Site. Effects associated with the implementation of this new habitat at the construction stage are likely to be negligible, although as these habitats mature, they are likely to compensate for losses (refer to Completed Development section below) and provide biodiversity enhancements Habitat creation along the southern boundary will include species-rich wildflower and rough grassland to assist in creating habitats for invertebrates, small mammals and foraging areas for birds and reptiles. Other opportunities for wildflower grassland creation and enhancement include verges and other open landscaped areas throughout the Site Areas of scrub will be cleared of any invasive species, and subsequently replaced with locally native trees; shrubs and herbaceous species. Non-native flowering and fruiting species known to be of value to wildlife will also be used in the landscaping scheme Enhancement to the species-poor hedgerow along Cocklebury Lane with additional native woody species to increase diversity and ongoing management to improve its structure and diversity would increase its value to wildlife All retained and newly created wildlife habitats will be secured and their biodiversity potential maximised by the adoption of a Landscape Enhancement and Management Plan (LEMP) (refer to Completed Development below). Badgers Refer to Appendix Bats The situation regarding buildings 3, 16 and 31 will be updated through emergence surveys at the optimum time of year, May and June 2016, prior to any demolition or renovation works. If considered to be roosts, a suitable mitigation strategy would be required and an associated European Protected Species (EPS) licence application submitted for demolition. Mitigation may include measures such as the construction of suitable replacement roosts and sensitive methods of workings and timing of works; following successful implementation of an appropriate mitigation strategy, likely significant residual effects would be negligible Suitable replacement roosting opportunities could include a loft void above a garage or bin store, for example, along the south-eastern boundary of the Site adjacent to the railway corridor, along with at least four bat boxes on retained trees and three of each bat bricks, boxes and slates integrated into buildings along the north-eastern, east, south-eastern and southern boundaries of the Site The bat boxes and the loft void will also provide further ecological enhancement for bats to provide increased roosting opportunities for bats. Environmental Statement: Chapter 14 - Ecology Page 19 of 22

301 Birds Effects upon on breeding birds will be mitigated as follows: Any habitat that has the potential to support nesting birds (e.g. buildings, woodland, scrub, mature trees) will be removed outside the main bird breeding season (March to August inclusive) unless a check by a suitably qualified ecologist immediately prior to removal shows that no breeding birds are present. Replacement and additional nesting opportunities for house sparrow through the inclusion of proprietary nest sites within the Development, although there may still be a temporary effect between demolition of existing buildings and completion of construction works. Management of woody species to maximise density and hence cover, will provide additional nesting and roosting opportunities; and Replacement and enhancement of foraging opportunities through shrub, grassland and tree planting throughout the Site, alongside the railway corridor and in land to the east of the gas holder, including native fruit and berry-bearing species and management of new and retained habitats to maximise food availability With the implementation of the mitigation, compensation and enhancement measures detailed above, likely significant residual effects to breeding birds within the Site during the demolition and construction phase are likely to be negligible Further enhancement for birds could include the installation of additional bird boxes integrated into buildings and on retained mature trees to provide increased nesting opportunities for birds. Invertebrates No specific mitigation or compensation is required for invertebrates. The likely significant residual effects would remain the same as described previously, namely permanent, long-term, at Site level and of minor beneficial significance. Reptiles Before suitable slow worm habitat is cleared, a suitable receptor area around the SuDs ponds proposed within the linear park in the southern part of the Site will need to be created, and artificial hibernacula provided to increase the carrying capacity of the area. This area adjoins a much larger area of suitable habitat along the railway line, which will allow movement to and from the site. Reptiles would then be translocated to the receptor area from habitats to be lost. The receptor area would need to be created and left to mature prior to the reptile translocation. This will compensate for the habitat losses and will provide a receptor site for slow worms translocated from habitats that are lost. This will ensure the conservation status of the population would be unaffected. Following the implementation of this translocation programme, likely significant residual effects to reptiles are likely to be negligible. Completed Development Once the Development is complete, a Landscape and Ecology Management Plan (LEMP) will be required and implemented to secure retained and newly created habitats, manage them appropriately, and maximise their potential for biodiversity. A welcome pack should be included within new properties to encourage new residents to include bird boxes and other biodiversity enhancements, and to explain about newly created habitats for reptiles and badgers, and will be secured in the long-term through an LEMP. No additional mitigation is required once the Development is complete. Environmental Statement: Chapter 14 - Ecology Page 20 of 22

302 Assuming the implementation of biodiversity enhancements along the lines of those described above, and providing the habitats are managed in accordance with the LEMP, as indicated in the Potential Effects section above the informal habitats could be of higher ecological value than those previously on the Site. As the biodiversity enhancements and implementation of the LEMP are considered inherent mitigation, the likely significant residual effects of the completed Development on habitats are therefore likely to remain as reported above, namely increasing from negligible to permanent, long-term, at Site level and of minor beneficial significance as the habitats mature Assuming the implementation of the above mitigation and enhancement measures, the likely significant residual effects of the completed Development upon species would in all instances be negligible, apart from birds and invertebrates where effects of permanent, long-term, Site level and minor beneficial significance are predicted. Summary The potential effects, mitigation and significance of likely significant residual effects is described in Table 14.2 below. Table 14.2: Summary of Potential and Residual Effects Description of Effect Potential Effect Mitigation Residual Effect Demolition and Construction Bencroft Hill Meadow SSSI; Sutton Lane SSSI Mortimer s Wood LWS Bristol Avon River LWS; Baydon Meadow LWS; Birds Marsh Wood LWS; Birdsmarch Meadow LWS Grassland Poor semiimproved Hardstanding; buildings; amenity grassland Sufficiently far from the Site to be unaffected by the Development Sufficiently far from the Site to be unaffected by the Development Sufficiently far from the Site to be unaffected by the Development Medium-term, temporary, Site to local and of moderate adverse significance Negligible None required None required None required Mitigation through CEMP; compensatory planting of trees and shrubs; biodiversity enhancements. None required; however biodiversity enhancements proposed. Introduced Shrubs Negligible None required however biodiversity enhancements proposed. Scrub/tall ruderal, short perennial, ephemeral Semi-natural, broadleaved woodland/scattered trees Medium-term, temporary, Site to local and of moderate adverse significance Medium-term, temporary, Site to local and of moderate adverse significance Through CEMP; compensatory planting of trees and shrubs; biodiversity enhancements. Through CEMP; compensatory planting of trees and shrubs; biodiversity enhancements. Negligible Negligible Negligible Negligible Negligible Negligible Negligible Negligible Environmental Statement: Chapter 14 - Ecology Page 21 of 22

303 Description of Effect Potential Effect Mitigation Residual Effect Species-poor hedgerows Bats Birds Medium-term, temporary, Site to local and of moderate adverse significance Short-term, temporary, Site and of moderate adverse significance in respect of building 3 (and possibly building 16), currently negligible in respect of all other buildings Short-term, temporary, Site and of minor adverse significance Through CEMP; compensatory planting of trees and shrubs; biodiversity enhancements. Replacement roosting opportunities for buildings 3, 16, and 31 if required Through CEMP and adherence to legislation Replacement and additional nesting, foraging opportunities Negligible Negligible Negligible Invertebrates Negligible None required Negligible Reptiles Completed Development Protected sites Short-term, temporary, local and of minor adverse significance Sufficiently far from the Site to be unaffected by the Development Creation of receptor area and artificial hibernacula None required. Negligible Negligible Habitats Permanent, longterm, at Site level and of negligible to minor beneficial significance Assumes biodiversity enhancements and LEMP implementation Bats Negligible Lighting designed appropriately (inherent mitigation) Birds Invertebrates Permanent, longterm, at Site level and of minor beneficial significance Permanent, longterm, at Site level and of minor beneficial significance None required None required Permanent, longterm, at Site level and of negligible to minor beneficial significance Negligible Permanent, longterm, at Site level and of minor beneficial significance Permanent, longterm, at Site level and of minor beneficial significance Reptiles Negligible Welcome pack to residents Negligible Environmental Statement: Chapter 14 - Ecology Page 22 of 22

304 References 1 Environ (2009) Environmental Statement: Langley Park: Ecology and Nature Conservation, unpublished Report 2 Tyler Grange (2013) Environmental Statement: Langley Park Chippenham, unpublished Report 3 CIEEM (2016) Guidelines for Ecological Impact Assessment in the UK and Ireland: Terrestrial, Freshwater and Coastal, 2 nd edition, Chartered Institute of Ecology and Environmental Management, Winchester 4 Anon (1983) Wildlife and Countryside Act Chapter 69, HMSO, London 5 Anon (1994) The Conservation (Natural Habitats, &c.) (Amendment) (England) Regulations 2000 (Statutory Instrument 2000 No. 192) HMSO, London 6 Countryside and Rights of Way Act 2000 (2000 Chapter 37); [Online] Available at: 7 Defra (2001) The Hedgerows Regulations 1997: a guide to the law and good practice, HMSO, London 8 Anon (1992) Protection of Badgers Act 1992, HMSO, London 9 Anon (2006) Natural Environment and Rural Communities Act 2006 [Online] Available at: 10 DCLG (2012) National Planning Policy Framework (NPPF) The Stationery Office, TSO 11 DCLG (2005) Planning Policy Statement 9: Biodiversity and Geological Conservation, August 2005, The Stationery Office, TSO - withdrawn 12 Department for Communities and Local Government (2016) Planning Practice Guidance - Natural Environment. [Online] Available at: 13 Wiltshire Council (2015) Wiltshire Core Strategy, Adopted January 2015, Wiltshire Council 14 Wiltshire Council (2006) North Wiltshire Local Plan 2011, Adopted June 2006, Saved Policies June 2009, Wiltshire Council 15 JNCC and Defra (on behalf of the Four Countries Biodiversity Group) (2012); UK Post-2010 Biodiversity Framework. [Online] Available at: 16 Defra (2011) Biodiversity 2020: A Strategy for England's wildlife and ecosystem services, London 17 Wiltshire Wildlife Trust (2008) Wiltshire Biodiversity Action Plan 2008, Available from: 18 Joint Nature Conservation Council (2016) The UK Biodiversity Action Plan (UK BAP). [Online] Available at: 19 British Standard (2013) BS 42020:2013 Biodiversity: Code of practice for planning and development. London: British Standard 20 ODPM (2005) Circular 06/2005 Government Circular: Biodiversity and Geological Conservation - Statutory Obligations and their Impacts within the Planning System. Office of the Deputy Prime Minister. London 21 Joint Nature Conservation Committee (2007) Handbook for Phase 1 habitat survey - a technique for environmental audit, JNCC, Peterborough 22 Bat Conservation Trust (2016) Bat Surveys for Professional Ecologists - Good Practice Guidelines, Third edition, London 23 Bat Conservation Trust (2016) Bat Surveys for Professional Ecologists - Good Practice Guidelines, Third edition, London 24 Eaton MA, Brown AF, Noble DG, Musgrove AJ, Hearn R, Aebischer NJ, Gibbons DW, Evans A and Gregory RD (2009); Birds of Conservation Concern 3: the population status of birds in the United Kingdom, Channel Islands and the Isle of Man. British Birds, 102, pp Environmental Statement: Chapter 14 - Ecology References

305 15. Cumulative Effects Introduction This chapter assesses the cumulative effects of the Development in relation to the interactions between the various environmental effects of the Development itself (Type 1 Cumulative Effects), and the combined effects of the Development with those arising from other committed or reasonably foreseeable schemes (Type 2 Cumulative Effects) This chapter has been written by Waterman Infrastructure & Environment (Waterman IE) with input from other consultants and specialists who have contributed to this Environmental Statement (ES). The chapter has been informed by all preceding technical chapters of this ES. Type 1 Effects Effect interactions on particular receptors were considered for the identified adverse residual effects of the Development (i.e. those adverse effects likely to occur taking into account mitigation measures detailed within the individual topic chapters). Demolition and Construction The main adverse effect interactions during the demolition and construction works are considered likely to result from: Short-term, temporary, local, minor to major (worst case) adverse noise and vibration effects; Short term, temporary, local, minor to major adverse visual amenity effects depending on the receptor; Short term, temporary, local, moderate adverse effects on the settings of designated heritage assets in and around the Site; Long term, permanent, local, minor adverse effect on built heritage assets within the Site (associated with demolition of existing building stock); and Long term, permanent, local, moderate archaeology effects (with the potential to reduce depending on nature of finds / features recorded) The potential Type 1 effects for various relevant sensitive receptors are shown in Table 15.1 below. The criteria for identifying those receptors which are considered to be potentially sensitive included the type of receptors, proximity to the Site, and the extent of current exposure to effects and effect interactions, having regard to the sensitive receptors identified in Table 3.1 in Chapter 3: The Site and Surrounding Area. Page 1 of 17 Chapter 15: Cumulative Effects

306 Table 15.1: Potential Effect Interactions during Demolition and Construction Sensitive Receptors Residents within 50m of the Site (including residents on Tugela Road, Hawthorn Road, Langley Road and Saxby Road) and future residents within the Site Current occupiers of Langley Park employment area Heritage Assets Effects N, V, Vis N, V, Vis A, B Key: N = Adverse noise effects V = Adverse vibration effects Vis = Adverse visual effects A = Adverse archaeology effects B = Adverse built heritage effects Table 15.1 shows that there is the potential for some effect interactions to take place during the demolition and construction works. The majority of interactions would arise from a combination of noise and vibration effects and visual amenity effects associated with demolition and construction activities. Those receptors with the greatest potential to be affected by these effect interactions comprise existing residents within the vicinity of the Site, future receptors introduced as a result of the early phases of the Development, and the existing and future commercial occupants at the Site. All such effect interactions would be temporary and short-term in nature, and could range from minor to major (worst case) adverse, according to the nature of the combined effects (having regard to the residual effects defined in paragraph 15.4 above) and the proximity of the receptor to the Site Effects to heritage assets would be permanent in nature but would not interact with those effects upon other sensitive receptors detailed above In respect of the other potential effects covered by this ES, as discussed within Chapter 5: Development Construction, a Construction Environmental Management Plan (CEMP) will be implemented during demolition and construction to provide a mechanism for monitoring and minimising the effects of construction works so as to reduce the potential effects on surrounding receptors. As identified in the relevant chapters of this ES, the mitigation measures to be employed pursuant to the CEMP and otherwise will reduce those other potential effects which could otherwise interact with those identified within Table 15.1 above (for example demolition and construction traffic movements, dust emissions) to negligible residual levels; accordingly there would be no significant cumulative impact and these potential effects are not considered further in this chapter. Completed Development Although a limited number of adverse residual effects (i.e. any adverse residual effect that is not negligible) have been identified as a result of the completed Development (relating to the topics of noise, water, and built heritage), these adverse effects relate to different receptors within each particular chapter (comprising residential or other noise sensitive receptors; the foul drainage network; and the existing retained building stock within the Site respectively). There is therefore no potential for these effects to interact cumulatively. Page 2 of 17 Chapter 15: Cumulative Effects

307 Type 2 Effects A set of specific criteria were initially established in order to determine the other schemes to be included within the assessment of Type 2 cumulative effects, as set out in the EIA Scoping Report dated December The criteria were: Urban Development Schemes with a valid planning permission within 1km of the Site and with a floorspace uplift of greater than 10,000m 2 GEA; Urban Development Schemes with a valid planning permission within 1km of the Site where the uplift in GEA is less than 10,000m 2 but which introduce sensitive receptors near to the Site; and Other infrastructure projects with a valid planning permission within 1km of the Site which are deemed to be significant The above criteria were discussed with the planning officer at Wiltshire Council, who requested that the proposed schemes at the following locations were included: North Chippenham; Rawlings Green; East Chippenham; South West Chippenham; and Hunters Moon Some of the above schemes are outside the 1km radius, and some do not have an extant planning permission. However they all comprise proposed allocated sites within the draft Chippenham Site Allocations Plan 1 and they are all the subject of live planning applications, and have been included at the specific request at Wiltshire Council. This approach is consistent with the cumulative schemes modelled within the PARAMICS model used for the assessment of transport effects (refer to Chapter 7: Traffic and Transport). Construction has not yet begun on any of the cumulative schemes The cumulative schemes are detailed in Table 15.2 and shown on Figure Table 15.2: Cumulative Schemes Application Reference Proposed Development Stage of Planning N/12/00560/OUT 15/12351/OUT North Chippenham Outline application for a mixed use scheme comprising up to 750 dwellings (C3) up to 12,710m 2 employment development (B1,B2,B8), a local centre (A1, D1, D2), a primary school, woodland management facilities, a new link road and other highway access, public open space, landscaping and other associated infrastructure works. Rawlings Green Outline application for up to 700 dwellings, including 4.5 ha employment space and primary school. Up to 1 0ha new public open space, landscaping, stormwater / drainage works, substation and associated works. Access using Parsonage Way, Darcy Close and from Cocklebury Lane (for cycling and pedestrian use only). Application submitted and granted permission (February 2016) Application submitted and registered Page 3 of 17 Chapter 15: Cumulative Effects

308 Application Reference Proposed Development Stage of Planning 15/12363/OUT 14/12118/OUT N/13/01747/FUL East Chippenham Outline application for mixed use development comprising up to 1,500 dwellings (Use Class C3), including a retirement village; approximately 1 ha of land for a retirement home focused on New Leaze Farm (Use Class C2); approximately 5 ha of employment land (B1 and B2 Use Classes); 2.1 ha of land safeguarded for a 2 form entry primary school (Use Class D1), a local centre focused on a mixed use refurbishment of Harden s Farm to provide A1, A2, A3, A4, B1, D1 and / or D2 Use Classes; 2.1 ha of land safeguarded for the expansion of Abbeyfield School (Use Class D1); a new distributor road from the North- Western site boundary to the A4; land safeguarded for the construction of a branch to the Kennett and Avon Canal, a 51 ha Country / Riverside Park, including SUDS; and associated landscape, drainage and infrastructure works. South West Chippenham Outline application for a mixed use urban extension comprising residential (Class C3), local centre (Classes A1-A5) and (Classes D1 and D2), primary school, public open space Including Riverside Park and allotments, landscaping, 4 vehicular accesses, site roads and associated infrastructure. Hunters Moon Outline application for the demolition of existing buildings and structures and mixed-use development, comprising up to 450 dwellings; up to 2.33 ha of employment (B1, B2 & B8) development; land for a primary school; public open space; landscaping; and all associated infrastructure works (with all matters reserved other than access); with a full planning application for the first phase of the Development comprising 103 dwellings, open space, and 10 No. B1 employment units, drainage works including attenuation pond, and associated infrastructure. Application submitted and registered Application submitted and registered Application submitted and registered The following paragraphs provide a discussion of the likely cumulative effects anticipated to result for each of the environmental topics assessed within Chapters 6 to 14 of this ES. In some cases, cumulative effects are not anticipated. Where this is the case, justification is provided. The significance of the cumulative effects has been determined, where possible, in line with the generic criteria set out in Chapter 2: EIA Methodology Only residual Type 2 effects have been considered. In all cases, it is assumed that cumulative schemes would have their own site-specific Construction Environmental Management Plans (CEMPs) or appropriate environmental method statements in order to minimise the potential adverse environmental effects of their construction works. It is also assumed that any other mitigation for the cumulative schemes would be implemented as required. Page 4 of 17 Chapter 15: Cumulative Effects

309 Socio-Economics Demolition and Construction Effects The five cumulative schemes all represent greenfield sites, and as such there would be no demolition of employment floorspace as a result of their implementation. The likely Type 2 residual cumulative effects associated with the loss of existing employment floorspace would therefore remain as assessed for the Development in isolation, namely temporary and of negligible significance at the district level The construction of the cumulative schemes would all result in the generation of construction employment jobs and associated indirect effects to the local economy as a result of supply chain benefits and construction employee spend. Assessed qualitatively, it is considered that the likely Type 2 residual cumulative effects of construction employment resulting from the cumulative schemes and the Development together would be temporary and of moderate beneficial significance at the district level. Operational Effects Four of the five cumulative schemes include a specific employment ( B Use Class) element, and all of them include some form of employment-generating use and three of them include some form of local centre including retail ( A Use Class) uses. All five cumulative schemes will therefore result in job generation associated with their operational phase. Having regard to the above, the likely Type 2 residual cumulative effects associated with the five cumulative schemes and the Development are considered to be long term, permanent, and of moderate beneficial significance at the district level When fully developed, the five cumulative schemes will result in an additional estimated 9,360 residents (figure calculated using the same Regeneris methodologies employed for the estimation of population associated with the Development). Together with the population yield accruing from the Development, this would result in a combined population yield of 10,170. The child yield from the cumulative schemes is estimated to equate to 1,365 additional primary school aged children and 970 additional secondary school aged children, with a combined total figure of 1,489 and 1,058 respectively when the child yield from the Development is taken into account (refer to Table 15.3 below). The same caveats apply to the analysis in Chapter 6: Socio-Economics in that the child yield realised by the cumulative schemes is likely to be less, as the child yield calculation method treats all apartments as conventional housing units. Table 15.3: Socio-Economic Effects of Cumulative Schemes Relevant Details of Proposed Development North Chippenham: Up to 750 dwellings including primary school and public open space Rawlings Green: Up to 700 dwellings including a primary school, up to 10 hectares of public open space East Chippenham: Up to 1,500 dwellings including a primary school, expansion of Abbeyfield School, a 51 hectare country / riverside park Estimated Population Yield Estimated Primary Place Yield Estimated Secondary Place Yield 1, , , Page 5 of 17 Chapter 15: Cumulative Effects

310 Relevant Details of Proposed Development South West Chippenham: Up to 1,000 residential units including a primary school, public open space including a riverside park and allotments Hunters Moon: Up to 450 dwellings, land for a primary school and public open space Estimated Population Yield Estimated Primary Place Yield Estimated Secondary Place Yield 2, The Development Total 10,170 1,489 1,058 Source: Regeneris Calculations. Note: Rounding has been applied The adverse effects of this additional child yield on the demand for new social infrastructure is assumed to be off-set by appropriate mitigation at the five additional schemes. To this end, it is noted that the five schemes are designed to provide: An additional four primary schools (at North Chippenham, Rawlings Green, East Chippenham, South West Chippenham) and land for a primary school at Hunters Moon; and Land for the expansion of an existing secondary school (at East Chippenham) It is assumed that Wiltshire Council will ensure that the above provision is adequate to satisfy the projected need, or otherwise seek to secure appropriate additional mitigation prior to granting consent for these schemes Having regard to the above, and taking into account the proposed mitigation measures associated with the Development (comprising financial contributions towards future provision), the likely Type 2 residual cumulative effects upon education as a result of the cumulative schemes and the Development are considered to be negligible A review of planning documents finds that, with the exception of Hunters Moon, all other proposed developments have provision for healthcare facilities subject to demand. The development in North Chippenham includes land for community uses, part of which could be made available for new local health facilities. The development at Rawlings Green will include a village centre, a portion of which will be dedicated to health care which could be used for new GP and dentist practises or a gym. The development at East Chippenham has sought flexible consent for the local centre and Harden s Farm which would allow the accommodation of new healthcare provision subject to market demand. The development at South West Chippenham includes a local centre of which 700m 2 has been allocated for community uses that could include GP and dentist surgeries As with education provision, it is assumed that Wiltshire Council will ensure that the above provision is adequate to satisfy the projected need, or otherwise seek to secure appropriate additional mitigation prior to granting consent for these schemes In light of the above, and taking into account the proposed mitigation measures associated with the Development (comprising financial contributions towards future provision), the likely Type 2 residual cumulative effects upon health as a result of the cumulative schemes and the Development are considered to be negligible The additional residents of the cumulative schemes will also have a combined beneficial effect on the local economy in terms of household expenditure. Assessed qualitatively, the likely Type 2 residual cumulative effect on the local economy and employment resulting from the above expenditure is considered to be long term, permanent, local to district and of major beneficial significance. Page 6 of 17 Chapter 15: Cumulative Effects

311 All of the cumulative schemes include some form of amenity open space provision. Taking this into account, together with the open space provision associated with the Development, the likely Type 2 cumulative effects upon amenity open space associated with the cumulative schemes and the Development is considered to be long term, permanent, local to district and of moderate beneficial significance. Traffic and Transport Demolition and Construction Effects The cumulative schemes are located on the edge of Chippenham and, with the exception of Rawlings Green, construction and development trips associated with the cumulative sites are unlikely to be routed through the transport study network. Therefore, it is likely that there will be relatively limited cumulative interaction with demolition and construction traffic associated with the Development within the transport study network The effects of demolition and construction traffic for the Development are anticipated to be negligible following the implementation of standard mitigation. It is similarly expected that the cumulative schemes, including the Rawlings Green site, would implement their own mitigation measures to minimise effects of construction on the local highway. Having regard to the above, the likely Type 2 residual cumulative effects arising from construction traffic associated with the Development and the cumulative schemes are anticipated to be negligible. Operational Effects Chapter 7: Traffic and Transport of this ES used Wiltshire Council s PARAMICS model, which already includes flows for the draft Chippenham site allocations, within the assessment of traffic movements associated with the operation of the Development. The combined effects of the Development and the five cumulative schemes have therefore already been considered within the assessment. The cumulative effects are summarised below: The cumulative schemes and associated highway infrastructure would not have an effect on traffic flows to / from the Site, but they will have an effect on background traffic flows on the highway network Table 15.4 provides a summary of the change in flows at junctions within the study network for the AM peak period, and Table 15.5 does the same for the PM peak period, taking into account the traffic arising from the Development and the cumulative schemes. Table 15.4: Change in Junction Inflows - Completed Development - AM Peak Scenario 2026 CSAP* Base 2026 With Completed Development Change Langley Road Access (+4%) Little George Junction (+3%) New Road/Marshfield Road (+5%) * Chippenham Site Allocations Plan Page 7 of 17 Chapter 15: Cumulative Effects

312 Table 15.5: Change in Junction Inflows - Completed Development - PM Peak Scenario 2026 ES Base 2026 With Change Completed Development Langley Road Access (+15%) Little George Junction (+8%) New Road/Marshfield Road (+1%) Junction modelling has demonstrated that the Langley Road Site access junction and the New Road / Marshfield Road signal junction are predicted to operate within capacity, with all RFCs below 0.9, for the 2026 CSAP Base and With Completed Development scenarios. The results of the junction assessment modelling are summarised in tables contained in Appendix Table 15.6 and Table 15.7 provide summaries of the 2026 CSAP Base assessment of the existing Little George junction (AM and PM Peak) and Table 15.8 and Table 15.9 provides a summary of the 2026 CSAP With Completed Development for the proposed signal junction. Table 15.6: JUNCTIONS 9 Results - Little George ES Base AM Peak Arm RFC Q Delay (S) Langley Road Foundry Lane Park Lane Malmesbury Road Table 15.7: JUNCTIONS 9 Results - Little George ES Base PM Peak Arm RFC Q Delay (S) Langley Road Foundry Lane Park Lane Malmesbury Road Table 15.8: LINSIG Results - Little George With Complete Development - AM Peak Arm Degree of Q Delay (S/PCU) Saturation Malmesbury Road 82.7% Langley Road 65.7% Park Lane (Left) 43.5% Park Lane (Ahead/Right) 81.7% Foundry Lane(Left) 21.5% Foundry Lane (Ahead/Right) 26.3% Page 8 of 17 Chapter 15: Cumulative Effects

313 Table 15.9 LINSIG Results - Little George With Complete Development - PM Peak Arm Degree of Q Delay (S/PCU) Saturation Malmesbury Road 83.6% Langley Road 73.8% Park Lane (Left) 39.6% Park Lane (Ahead/Right) 79.1% Foundry Lane(Left) 72.7% Foundry Lane (Ahead/Right) 40.6% The existing Little George junction is predicted to operate over capacity for the 2026 Base situation and the proposed signal junction is predicted to operate within capacity for the 2026 With Complete Development scenario Assuming the implementation of the mitigation outlined in Chapter 7: Traffic and Transport and that associated with the cumulative schemes, the likely Type 2 residual cumulative effect of the operational traffic associated with the Development and cumulative schemes is anticipated to be long-term, permanent, local and of major beneficial significance Having regard to their location relative to the Site and the strategic highway network, it is not expected that there would be any interaction between the cumulative schemes and the Development in terms of parking and servicing demand. The likely residual Type 2 cumulative effect of parking and service demand is anticipated to be long-term, permanent, local and of negligible significance Similarly, there is not expected to be any significant interaction between the cumulative schemes and the Development in terms of the effects of pedestrian and cycle accessibility of the Site. The likely residual Type 2 cumulative effect on pedestrian and cycle access is anticipated to be longterm, permanent, local and of major beneficial significance The cumulative schemes are similarly not expected to have any bearing on the effects of public transport accessibility of the Site following the Development, although improvements to the bus network and increased passenger numbers associated with the cumulative schemes may improve general public transport accessibility in Chippenham The likely Type 2 residual cumulative effect on public transport access is anticipated to be longterm, permanent, local and of moderate beneficial significance. Noise and Vibration Demolition and Construction Effects In the event that the cumulative schemes located within 100m of the Site were to be constructed concurrently with the Development, Type 2 cumulative noise and vibration effects could occur. There is only one scheme within 100m from the Site, namely Rawlings Green Should works be undertaken concurrently, provided that CEMPs are implemented at each site, the likely Type 2 cumulative residual effects in relation to demolition and construction generated noise and vibration are typically expected, at worst, to be temporary, local, adverse and of minor significance due to the relative distance and off-set between the two sites and the location of sensitive receptors to both sites. Page 9 of 17 Chapter 15: Cumulative Effects

314 All other committed and pending schemes are considered to be of sufficient distance from the Site that there would be no Type 2 cumulative residual effects with regards to noise and vibration from demolition and construction Cumulative effects resultant from construction traffic would have the potential to cause Type 2 cumulative effects from road traffic noise, should the demolition and construction phases of each Development overlap. However, each cumulative scheme (as per the Development) would be required to implement its own CEMP (including a Construction Logistics Plan (CLP) as necessary) and should take into consideration the potential for concurrent construction schemes, in order to minimise the combined effects of construction traffic. A combined management strategy shared by all developers may also be used, as far as reasonably practicable, to minimise cumulative adverse effects. Consequently, the likely Type 2 residual cumulative effects from construction traffic noise are likely to be temporary, local, adverse and of minor significance. Operational Effects It is considered that all of the cumulative schemes, with the exception of Rawlings Green, are too distant from existing sensitive receptors to cause any significant Type 2 residual cumulative effects in terms of noise and vibration from their operational phases, subject to appropriate design and standard mitigation measures As with the Development, noise from fixed plant associated with Rawlings Green is likely to be subject to a standard planning condition based upon the guidance provided in BS Such a planning condition would limit noise generated by fixed mechanical plant and building services to 5dB(A) below the background noise level. As such, the likely Type 2 residual cumulative effects associated with noise from fixed plant from the cumulative schemes and the Development would be negligible It is considered that noise associated with non-residential uses servicing and deliveries to Rawlings Green would be subject to the same controls as the Development, and as such, likely Type 2 residual cumulative effects in relation to deliveries and servicing noise would similarly be negligible The traffic data used to establish the likely significant traffic noise effects of the Development has already accounted for all cumulative schemes. Therefore, the traffic noise assessment in Chapter 8: Noise and Vibration presents the results of a comprehensive cumulative traffic noise assessment, and it is considered that the likely residual Type 2 cumulative effects of traffic noise from the Development and the cumulative schemes would be equivalent to the identified residual effects presented in that chapter, predominantly negligible, with adverse effects of minor significance predicted on Langley Road and Birch Grove and adverse effects of moderate significance on Westinghouse Way. Air Quality Demolition and Construction Effects As noted within Chapter 9: Air Quality, the main effects to air quality as a result of demolition and construction works are in relation to dust nuisance. Owing to the typical dispersal and deposition rates of dust with distance from their source, and assuming that as per the Development, all other cumulative schemes would implement their own CEMPs in order to mitigate dust nuisance effects as far as practicably possible, it is considered that Type 2 cumulative dust effects would likely be an issue only for those cumulative schemes within 200m of the Site, and only if they were to be constructed at the same time. Page 10 of 17 Chapter 15: Cumulative Effects

315 Of the five cumulative schemes, only the Rawlings Green and North Chippenham sites are located within 200m of the Site. Accordingly, it is possible that there would be Type 2 cumulative dust effects at the nearest sensitive receptors specific to the Site. It is therefore considered that the likely Type 2 cumulative residual effects of dust nuisance would be temporary, short-term, local, adverse and of minor significance at receptors within 100m of the Site boundary and negligible at receptors over 100m from the Site boundary Exhaust emissions from the combined demolition / construction traffic of the Development and the cumulative schemes (particularly North Chippenham) could give rise to Type 2 cumulative residual effects on local air quality. However, this would depend upon the extent to which the implementation of the Development and the cumulative schemes overlap. In the worst-case scenario, whereby the demolition and construction of the cumulative schemes overlap with the Development, and use the same, or nearby construction traffic routes, the likely Type 2 residual effect is considered to be temporary, short-term, local, adverse and of minor significance. As noted in Chapter 9: Air Quality, it is assumed that appropriate traffic management measures would be implemented to reduce as much traffic disruption as is practically possible. Furthermore, as noted in respect of traffic and transport above, with the exception of Rawlings Green it is considered unlikely that there would be significant cumulative interaction between construction and development trips associated with the cumulative sites and the Development With regard to the potential for exhaust emissions to emanate from plant operating on the Site and the cumulative scheme sites concurrently, it is considered that, even in a combined situation, these would be negligible in the context of existing adjacent road traffic and exhaust emissions which typically exceed any emissions associated with the operation of demolition and construction plant. Operational Effects The air quality assessment is closely linked to the Transport Assessment and the predicted changes in traffic flows. The traffic data used within the air quality assessment for the future years of 2018 and 2026 includes traffic related to other cumulative schemes in the surrounding area, and therefore comprises a cumulative effect assessment in this regard. For these reasons, is it considered that the likely Type 2 cumulative residual effects of traffic emissions from the completed Development and the cumulative schemes upon local air quality are as predicted in Chapter 9: Air Quality, i.e. negligible. Soil and Ground Conditions Demolition and Construction Effects Effects relating to ground conditions and contamination are typically site-specific. As such, it is considered highly unlikely that any Type 2 cumulative effects would result from the construction of the Development and the cumulative schemes. Furthermore, as per the Development, the potential for contamination and associated risks and effects would be identified by the applicants of all cumulative schemes to ensure that each scheme would be suitable for use in accordance with the mandatory legislative requirements of Part IIA of the Environmental Protection Act, 1990, and relevant planning conditions. All demolition and construction activities would also be tightly controlled and managed via the implementation of both relevant legislative requirements and best practice guidance so as to minimise contamination risks and effects to the environment (including human receptors) to acceptable levels. It is assumed that Wiltshire Council has required or will require each of the cumulative schemes to implement a CEMP, where relevant, to avoid potential detrimental effects to land and water from potential sources of contamination. Page 11 of 17 Chapter 15: Cumulative Effects

316 Having regard to the above, the likely Type 2 residual cumulative ground conditions and contamination effects associated with demolition and construction would therefore remain as for the Development in isolation i.e. negligible. Operational Effects As noted above, effects relating to ground conditions and contamination are typically site-specific. In addition, the Development and all cumulative schemes would need to adhere to mandatory legislative requirements in order to ensure that the end use of the Development and the cumulative schemes do not cause unacceptable contamination risks and effects to the environment. It should also be noted that the identified cumulative schemes mainly comprise residential, retail, commercial uses and landscaping, and would not typically include potentially significant contaminative activities. Therefore, negligible Type 2 residual cumulative effects are anticipated with respect to ground conditions and contamination at the completed Development stage. Water Resources and Flood Risk Demolition and Construction Effects Potential Type 2 cumulative effects on water resources and flood risk during the demolition and construction phase include: Temporary localised changes in water flows and quality; and, Temporary increase of flood risk As described in Chapter 11: Water Resources and Flood Risk, the appropriate implementation of mitigation measures and good site practices during demolition and construction activities associated with the Development reduces the significance of potential adverse effects to negligible. The only exception would be potential effects of pluvial and surface water flooding in the areas within the Site at medium to high risk of this type of flooding, where it is considered that there is still a short-term adverse residual effect of minor significance in respect of pluvial and surface water flooding in these areas, particularly in periods of heavy rainfall. However, this effect would not result in a cumulative effect with any of the cumulative schemes identified in Table 15.2 due to their relative distance from the Site On this basis, it is considered that the likely residual Type 2 cumulative effects in terms of water resources and flood risk at the demolition and construction stage would be of negligible significance. Operational Effects Potential cumulative effects on water resources and flood risk during the operational phase of the Development include the following: Long-term localised changes in water flows and quality; Long-term flood risk increase; and, Long-term additional demand on sewage infrastructure Similarly to the potential demolition and construction cumulative effects, the mitigation measures to be applied through the design and operation / maintenance of the Development reduces the significance of potential adverse effects to groundwater, surface waters and flood risk during the operational phase of the Development to negligible. Furthermore, it is assumed that each of the cumulative schemes would similarly put in place appropriate design and mitigation measures to Page 12 of 17 Chapter 15: Cumulative Effects

317 minimise effects to water resources and flood risk at their own site / local levels. The implementation of the Remediation Strategy for the Development would result in an improvement to local groundwater quality, which in time would result in long-term minor beneficial effects. These localised beneficial effects are not expected to result in a cumulative effect with any of the cumulative schemes identified in Table On this basis, it is considered that the likely significant Type 2 residual cumulative effects of the Development and the cumulative schemes would be negligible With regards to the long-term additional demand on sewage infrastructure, it should be noted that further consultation with Wessex Water, who have the responsibility to manage the long-term supply requirements for all developments identified in Table 15.2, will need take to place prior to the detailed design for the Development. Potential cumulative effects with other schemes will be taken into account to minimise the occurrence of potentially significant cumulative effects on sewage infrastructure as a result of the Development in combination with these other schemes. Prior to any such consultation and the agreement of necessary measures, the likely significant residual Type 2 cumulative effects associated with increased demand upon existing foul drainage infrastructure are considered to be potentially long-term, adverse and of minor significance at the local level. Archaeology and Built Heritage Demolition and Construction Effects Although it is recognised that any direct effects of the Development and each of the cumulative schemes on below ground archaeological assets would be site-specific, intrusive ground works associated with the Development and the cumulative schemes could potentially lead to further truncation of below ground archaeological assets Despite the above, it is considered reasonable to assume that (as per the Development) all relevant cumulative schemes would accord with the principles of relevant national, regional and local planning policies so that significant archaeological assets would be preserved and / or recorded as appropriate. Accordingly, the likely significant Type 2 cumulative archaeological effects are considered to be the same as those for the Development, namely long term, permanent, local and of no more than moderate adverse significance with the potential to reduce depending on the nature of finds / features recorded The effects associated with the demolition of buildings with an association to the industrial heritage of Chippenham arising from the Development are specific to the Site, and there is no potential for cumulative interactions with the other cumulative schemes which involve development on greenfield sites, thus the likely significant Type 2 residual cumulative effects associated with demolition of the building stock on the Site would remain as assessed for the Development, namely negligible to long term, permanent, local, and of moderate adverse significance Temporary effects from demolition and construction activities (including construction traffic, noise and visual intrusion) on the settings of designated built heritage assets in the vicinity of the Site are not considered likely to be significantly affected by construction activities associated with the cumulative schemes due to their distance from the Site, and having regard to appropriate construction management strategies (e.g. CEMPs) to be put in place by the cumulative schemes, as for the Development, therefore the likely significant residual effects would remain as assessed for the Development, namely short term, temporary, local and of moderate adverse significance. Page 13 of 17 Chapter 15: Cumulative Effects

318 Operational Effects As with the Development, none of the cumulative schemes are likely to give rise to any additional intrusive ground works or activities once completed and operational. Accordingly, there would be no likely significant Type 2 cumulative effects on archaeology once the Development and the cumulative schemes are completed There would be no cumulative effects to the setting of designated heritage assets within and in the vicinity of the Site as a result of the cumulative schemes, due to their distance from the Site, and the effects would remain as for the assessment of the completed Development, namely negligible to long-term, permanent, local and of moderate beneficial significance. Similarly, the effects to the setting of extant (industrial) heritage assets to be retained within the Site would not be affected by the cumulative schemes, and would similarly remain as assessed for the Development, namely negligible to long term, permanent, local and of moderate adverse significance. Townscape and Visual Impact Assessment For the purpose of the cumulative TVIA assessment, the Study Area and baseline conditions are the same as those considered within Chapter 13: Townscape and Visual Impact Assessment. This assessment has been carried out in accordance with the guidelines contained within GLVIA3 which places an emphasis on the need for cumulative assessment to be reasonable and proportionate and to focus on likely significant effects The following terminology from GLVIA3 2 has been used: Cumulative effects - the additional changes caused by a proposed development in conjunction with other similar developments or as the combined effect of a set of developments, taken together ; and Cumulative townscape effect - effects that can impact on either the physical fabric or character of the townscape, or any special values attached to it When considering potential cumulative visual effects, there are two types of cumulative views that need to be considered; Combined and Sequential: Combined views: "Occurs where the observer is able to see two or more developments from one viewpoint;" and Sequential views: "Occurs when the observer has to move to another viewpoint to see the same or different development. Sequential effects may be assessed for travel along regularly used routes such as major roads or popular paths The analysis below seeks to determine the potential for cumulative townscape and visual effects to occur, and as such is applicable to both the demolition / construction and operational stages of the Development and the cumulative schemes. Cumulative Townscape Effect The Development and the cumulative schemes at Rawlings Green, East Chippenham and South West Chippenham are located within LCT 12: Open Clay Vale (LCA 12B: Avon Open Clay Vale) under the Wiltshire Landscape Character Assessment and within LCA 11: Avon Valley Lowland (LCT Lowland River Farmland) under the North Wiltshire Landscape Character Assessment The cumulative schemes at North Chippenham and Hunters Moon are located within LCT 16: Limestones Lowlands (LCA 16A: Malmesbury - Corsham Limestone Lowlands) under the Wiltshire Landscape Character Assessment. However, North Chippenham is located within LCA 8: Page 14 of 17 Chapter 15: Cumulative Effects

319 Hullavington Tolling Lowland (LCT - Lowland Limestone (Forest Marble) Farmland) under the North Wiltshire Landscape Character Assessment whilst Hunters Moon is located with LCA 11: Avon Valley Lowland (LCT Lowland River Farmland) Although the Site has similar characteristics in terms of landscape features / elements (in reference to the two landscape character assessments and outlined in Appendix 13.5) with Rawlings Green, East Chippenham and South West Chippenham, these three cumulative schemes are located outside the urban settlement and within the countryside on the built edge of Chippenham. The locations of all five cumulative schemes have rural character. In contrast, the Development is situated within the urban context of the town of Chippenham, and therefore has an urban / suburban character It is therefore considered that there would be no significant cumulative townscape effects arising from these six schemes. This takes into consideration that the Development has no similar special qualities to the five cumulative schemes. Combined Views From within Chippenham, combined views of the Development and the cumulative scheme at Rawlings Green would be experienced due to their close proximity and intervisibility. However, views are enclosed and localised due to landform, built form and vegetation as illustrated on Figure 13.8: Photoviewpoints 1, 2, 11, 12 and 13. Intervisibility between the two sites is experienced from the elevated positions (northern area of the Site and western area of Rawlings Green) and across the railway corridor (see Figure 13.8: Photoviewpoints 12 and 13). As a result, cumulative visual effects are likely to arise because the open agricultural fields within Rawlings Green would be replaced with development located beyond the settlement edge, in an elevated position and would be seen as a north eastern extension of Chippenham. Given the developed nature and urban context of the Site, cumulative effects would predominantly relate to the additional impacts arising from the Rawlings Green proposals, with the Development making a limited contribution to the overall effect. The cumulative effects of the Development and the Rawlings Green scheme are therefore considered to be permanent, local and of moderate adverse to minor adverse significance. As noted above, this assessment relates to the additional development of greenfield land at Rawlings Green. The effect that development at Rawlings Green would have upon expanding the extent of the urban area within local views would be of the same significance whether the Development was implemented or not Any likely significant cumulative visual effect is an issue in relation to Rawlings Green, while on the other hand, views of the Site would primarily comprise of rooflines of the large industrial units and the existing and proposed buildings which would be seen in context of the Site s current situation. The change in the views would be experienced by people using public footpaths CHP12 and CHP44 and by the residents of the farmhouse within Rawlings Farm and the property along CHP From within Chippenham, there are no combined views of the Development and the cumulative schemes at East Chippenham and North Chippenham because landform, built form and intervening vegetation prevent any potential combined views From the wider landscape to the east and south-east, combined distant views of the Development and the five cumulative schemes are experienced as illustrated on Figure 13.8: Photoviewpoints 16 and 17 (Photoviewpoint 16 is located approximately 4.70km and Photoviewpoint 17 is located approximately 3.90km from the Site). It should be noted that due to the distance, the five cumulative schemes would be seen as development beyond the settlement of Chippenham whilst views of the Development would more or less remain unchanged, as the Development is consistent with the Page 15 of 17 Chapter 15: Cumulative Effects

320 townscape character of Chippenham. The visibility of the rooflines of the Development would not change the overall composition of the view from these distances Given the substantial separation between the Development and the cumulative schemes at South West Chippenham and Hunters Moon, and that the views of the Site would be in context of its current situation, there are unlikely be any significant cumulative visual effects in relation to these schemes. Sequential Views When travelling from the north along Langley Road (B4069), the Development and the cumulative scheme at North Chippenham would be seen in sequential views as defined under GLVIA. The eastern part of North Chippenham, which abuts the B4069, would be visible when approaching Chippenham. Views of the Development (within the Site) would be mainly experienced from the junction between Langley Road and Westinghouse Way, which are intermittent and filtered. Having considered the above factors, the two sites seen in combination would be unlikely to give rise to significant cumulative visual effects When traveling from the east along London Road, The Causeway, High Street and New Road, the Development and the cumulative scheme at East Chippenham would be seen in sequential views. Views of the southern part of East Chippenham, which abuts London Road, would be experienced when approaching Chippenham from the east. Views of the Development (within the Site) would be mainly experienced from the Little George roundabout, which are intermittent and restricted by built form. Having considered the above factors, the two sites seen in combination would unlikely give rise to significant cumulative visual effects. This takes into consideration the adequate separation and distance between the sites and the built form restricting views When travelling on the train, the Development and the cumulative schemes at Rawlings Green, South West Chippenham and Hunters Moon would be seen in sequential views. However, views would be fleeting and intermittent due to the speed of the train and views would be limited due to the intervening vegetation, built form and landform. Having considered the above factors, the four sites seen in combination would be unlikely to give rise to significant cumulative visual effects. Conclusion The Development and the cumulative schemes would be unlikely to give rise to cumulative townscape effects because the Development is situated within the urban context of the town of Chippenham whereas the five cumulative schemes are located within the countryside on the built edge of Chippenham. It is therefore considered that there would be no significant cumulative townscape effects, taking into consideration that the Development has no similar special qualities to the five cumulative schemes In terms of cumulative visual effects, the Development and the cumulative schemes would be seen in sequential views. The nature of the views is limited and intermittent due to landform, built form and intervening vegetation. The six sites seen in combination when travelling along the primary routes would be unlikely to give rise to significant cumulative visual effects From within Chippenham and from the wider landscape, the landform, built form and intervening vegetation prevent any potential combined views of the Development and the cumulative schemes at East Chippenham, North Chippenham, South West Chippenham and Hunters Moon. This takes into consideration the separation and distance between the sites. Page 16 of 17 Chapter 15: Cumulative Effects

321 Combined views of the Development and the cumulative scheme at Rawlings Green would be experienced due to their close proximity and intervisibility. The loss of open fields on Rawlings Green to development, which is located beyond the built edge and the elevated position, would be likely to give rise to significant cumulative visual effects. The cumulative scheme would be seen as a north-eastern extension of Chippenham. However, views of the Site which comprise rooflines of the large industrial units and the existing buildings, would be improved, particularly views towards the Conservation Area. The change in the views would be experienced by people using public footpaths CHP12 and CHP44 and by the residents of the farmhouse within Rawlings Farm and the property along CHP44. It should be noted that views are enclosed and localised due to landform, built form and vegetation. The cumulative effects of the Development and the Rawlings Green scheme are considered to be permanent, local and of moderate adverse to minor adverse significance. The cumulative effects would predominantly relate to the additional impacts arising from the Rawlings Green being a greenfield site, with the Development making a limited contribution to the overall effect. The effect that development at Rawlings Green would have upon expanding the extent of the urban area within local views would be of the same significance whether the Development was implemented or not. The Development is not therefore contributing to any cumulative effect Cumulative effects would be reduced by mitigation measures such as the enhancement of existing boundaries and the provision of tree planting within the Site and along the boundary to soften the built edge and filter views of the Development. Ecology Demolition and Construction Effects The Development is currently a brownfield site, situated within the urban context of Chippenham. The Site is of low ecological value with the habitats and fauna being predominately of value within the Site only (except broad-leaved woodland and scattered trees, and hedgerows, of Site to local ecological value). Following the implementation of mitigation measures as detailed in Chapter 14: Ecology, the demolition and construction phase effects of the Development are considered to be negligible and there is therefore no potential for cumulative ecological effects to arise in conjunction with the construction of the cumulative schemes. As such, the likely Type 2 residual cumulative effects associated with demolition and construction upon ecology should remain negligible. Operational Effects It is anticipated that, in general terms, the Development will have no net loss or gain in ecological value, giving it a largely neutral change. There are likely to be some minor beneficial effects recorded in relation to habitats and species of value at Site level as the green infrastructure within the Site matures. However it is not considered that these are of sufficient significance to interact cumulatively with the five additional schemes. The likely significant Type 2 residual cumulative effects upon ecology within the operational stage of the Development are likely to remain as assessed for the Development in isolation, namely negligible to minor beneficial. Page 17 of 17 Chapter 15: Cumulative Effects

322 References 1 Wiltshire Council (2015), Chippenham Site Allocations Plan: Pre-Submission Draft, February 2015, as proposed for change, July 2015, Wiltshire Council 2 Landscape Institute, 2013, Guidelines for Landscape and Visual Impact Assessment, 3 rd edition. References Chapter 15: Cumulative Effects

323 Glossary of Terms AADT Annual Average Daily Total Above Ordnance Datum (AOD) Accuracy Air quality objective Air quality standard Ambient sound Annual mean Aquifer Archaeology Assessment period Background noise Baseline Conceptual model A daily total traffic flow (24 hours), expressed as a mean daily flow across all 365 days of the year. Land levels in the UK are measured relative to the average sea level at Newlyn in Cornwall. This average level is referred to as Ordnance Datum. Benchmarks, spot heights and contours on Ordnance Survey maps of the UK show heights above Ordnance Datum in metres. Level of agreement between true value and observed value and / or a measure of how well a set of data fits the true value. Policy target generally expressed as a maximum ambient concentration to be achieved, either without exception or with a permitted number of exceedences within a specific timescale (see also air quality standard). The concentrations of pollutants in the atmosphere which can broadly be taken to achieve a certain level of environmental quality. The standards are based on the assessment of the effects of each pollutant on human health including the effects on sensitive sub groups (see also air quality objective). The totally encompassing sound in a given situation at a given time, usually composed of sound from all sources near and far. The average (mean) of the concentrations measured for each pollutant for one year. Usually this is for a calendar year, but some species are reported for the period April to March, known as a pollution year. This period avoids splitting winter season between 2 years, which is useful for pollutants that have higher concentrations during the winter months. A below ground, water-bearing layer of soil or rock. The scientific study of ancient or historic physical remains of human activity, both above and below ground. The period in a day over which assessments are made. Background noise is the term used to describe the noise measured in the absence of the noise under investigation. It is described as the average of the minimum noise levels measured on a sound level meter and is measured statistically as the A-weighted noise level exceeded for ninety percent of a sample period. This is represented as the L90 noise level (see below). Existing environmental conditions present on, or near a site, against which future changes may be measured or predicted. Textual and or schematic hypothesis of the nature and sources of contamination, potential migration pathways (including description of the ground and groundwater) and potential receptors, developed on the basis of the information from the preliminary investigation and refined during subsequent phases of investigation and which is an essential part of the risk assessment process. Environmental Statement Glossary and Abbreviations

324 Conservation Area Considerate Constructors Scheme Contaminated Land Contamination Controlled water Cumulative Effects db db(a) A-weighted decibels Directive Do-Minimum An area designated under Planning (Listed Buildings and Conservation Areas) Act 1990 as being of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance. A UK certification scheme operated by the Construction Confederation to reduce the potential for adverse environmental impacts during the construction phase of projects. Widely used in major or sensitive schemes. "any land which appears to the local authority in whose area it is situated to be in such a condition, by reason of substances in, on or under the land, that - a. significant harm is being caused or there is a significant possibility of such harm being caused; or b. pollution of controlled waters is being, or is likely to be caused;.." as defined by section 78A(2) Part IIA of the Environmental Protection Act Presence of a substance which is in, on or under land, and which has the potential to cause significant harm or to cause significant pollution of controlled water. Note 1: There is no assumption in this definition that harm results from the presence of the contamination. Note 2: Naturally enhanced concentrations of harmful substances can fall within this definition of contamination. Note 3: Contamination may relate to soils, groundwater or ground gas. Inland freshwater (any lake, pond or watercourse above the freshwater limit), water contained in underground strata and any coastal water between the limit of highest tide or the freshwater line to the three mile limit of territorial waters. Note 1: See Section 104 of The Water Resources Act Impacts that result from incremental changes caused by other past, present or reasonably foreseeable actions. The level of noise is measured objectively using a Sound Level Meter. This instrument has been specifically developed to mimic the operation of the human ear. The human ear responds to minute pressure variations in the air. These pressure variations can be likened to the ripples on the surface of water but of course cannot be seen. The pressure variations in the air cause the eardrum to vibrate and this is heard as sound in the brain. The stronger the pressure variations, the louder the sound that is heard. The unit of noise measurement (measured on a logarithmic scale), which expresses the loudness in terms of decibel (db) scale and the frequency factor (a). European Commission (EC) Directives impose legal obligations on European Member States. They are binding as to the results to be achieved, but allow individual states the right to decide the form and methods used to achieve the results. Describes a scenario under which the road scheme that is under consideration does not proceed. Environmental Statement Glossary and Abbreviations

325 Dust EIA Development Emission Emission rate Environmental Impact Environmental Impact Assessment (EIA) Exceedence Façade Noise Level Flood plain Footprint Fugitive dust emissions Gross Groundwater Habitat Harm Hazard Heritage Asset Impact significance In situ Indirect Employment Landscape effects Fine particles of solid materials ranging in size from 1 to 75 um diameter (see British Standard 3405) capable of being resuspended in air and settling only slowly under the influence of gravity where it may cause nuisance. Development that falls under the Schedule 1 or 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended in 2015) as requiring an EIA. A material that is expelled or released to the environment. Usually applied to gaseous or odorous discharges to the atmosphere. The quantity of a pollutant released from a source over a given period of time. The total effect of any operation on the surrounding environment. A technique for ensuring that the likely effects of new development on the environment are fully understood and taken into account before the development is allowed to go ahead. It provides a focus for public scrutiny of the project and enables the importance of the predicted effects, and the scope for modifying or mitigating them, to be properly evaluated by the decision-making authority. A period of time where the concentrations of a pollutant is greater than, or equal to, the appropriate air quality standard. A noise level measured or predicted at the façade of a building, typically at a distance of 1m, containing a contribution made up of reflections from the façade itself (+3dB). The area of land available for floodwaters to occupy. Perimeter of building s ground floor plan. Dust emissions escaping from a construction site. The sum total, without deduction. Water associated with soil or rocks below the ground surface but is usually taken to mean water in the saturated zone. The living place of an organism characterised by its physical or biotic properties. Adverse effect on the health of living organisms, or other interference with ecological systems of which they form part, and, in the case humans, including property. Inherently dangerous quality of a substance, procedure or event. Those parts of the historic environment that have significance because of their historic, archaeological, architectural or artistic interest. Opinions from a relevant planning authority at an initial stage as to what are the nature and potential scale of the environmental impacts arising from the proposed development, and assessing what further studies are required to establish their significance. In the natural, original or appropriate position. Jobs created in firms supplying goods and services to construction and operational workers. The effects of the Development on views from visual receptors and on the amenity value of these views. Environmental Statement Glossary and Abbreviations

326 Listed Building Mitigating factor Mitigation (measure) Model adjustment Multiplier Net Non-Technical Summary (NTS) Particulate matter Pathway Permeability PM10 Precision (Sensitive) Receptor Residual impacts Risk Risk assessment Road link Sampling Schedule 2 (development) Scheduled Monument A building included in a statutory list produced by the Secretary of State for Culture, Media and Sport. It comprises buildings and other structures that are of special architectural or historic interest and are protected under the terms of the Planning (Listed Buildings and Conservation Areas) Act A matter to be taken into account as a benefit to offset any perceived or demonstrable harmful impact. The measures put forward to prevent, reduce and where possible, offset any adverse effects on the environment Following model verification, the process by which modelled results are amended. This corrects for systematic error. Figure used to calculate the number of induced and indirect jobs created. After all deductions have been made. A summary of the Environmental Statement in non-technical language providing a concise, yet comprehensive summary of the likely effects of the project on the environment. Discrete particles in ambient air, sizes ranging between nanometres (nm, billionths of a metre) to tens of micrometres (μm, millionths of a metre). Mechanism or route by which a contaminant comes into contact with, or otherwise affects, a receptor. The extent to which an environment allows a variety of access routes through it. A permeable environment is one where there is ease of movement and where people have a choice in the routes they may use. Particulate matter with an aerodynamic diameter of less than 10 micrometres. Level of agreement within a series of measurements of a parameter. Persons, living organisms, ecological systems, controlled water, atmosphere, structures and utilities that could be adversely affected by the contaminant(s). Those impacts of the development that cannot be mitigated following implementation of mitigation proposals. Probability of the occurrence, magnitude and consequences of an unwanted adverse effect on a receptor. Process of establishing, to the extent possible, the existence, nature and significance of risk. A length of road which is considered to have the same flow of traffic along it. Usually, a link is the road from one junction to the next. Methods and techniques used to obtain a representative sample of the material under investigation. Development project types under the EIA Regulations where EIA is not mandatory in all cases but may be required, depending on the size, nature and scale of the development and the potential for significant environmental effects to arise. A Scheduled Monument is defined in the Ancient Monuments and Archaeological Areas Act 1979 and the National Heritage Act 1983 of the UK Government. Environmental Statement Glossary and Abbreviations

327 Scoping Scoping Study Setting Setting (of a heritage asset) Significance criteria Soil Source Sustainable Development Threshold Topography Travel Plan Uncertainty Uncertainty (Air quality) Validation (modelling) An initial stage in determining the nature and potential scale of environmental impacts arising as a result of a development, and an assessment of what further studies are required to establish their significance. Preliminary study investigated the potential environmental impacts that could arise from the development, used to identify issues for further investigation in the EIA. The context in which a building or area can be appreciated. The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate an asset or may be neutral. Used to describe landscape and visual effects and is determined by combining the sensitivity of the affected landscape or visual receptor with the magnitude of the potential change that would occur. Upper layer of the earth's crust composed of mineral parts, organic substance, water, air and living matter. Note 1: In accordance with BS 10175:2001 the term soil has the meaning ascribed to it through general use in civil engineering and includes topsoil and subsoil; deposits such as clays, silt, sand, gravel, cobbles, boulders and organic deposits such as peat; and material of natural or human origin (e.g. fills and deposited wastes). The term embraces all components of soil, including mineral matter, organic matter, soil gas and moisture, and living organisms. Location from which contamination is, or was, derived. Note 1: This could be the location of the highest soil or groundwater concentration of the contaminant(s). Development that meets the needs of the present generation without compromising the ability of future generations to meet their own needs. The minimum value that will produce a response or specified effect. The natural or artificial features, level and surface form of the ground surface. A transport plan whose aim is to reduce reliance on private cars and increase use of public transport. Parameter, associated with the result of a measurement that characterizes the dispersion of the values that could reasonably be attributed to the measurement. A measure, associated with the result of a measurement, that characterizes the range of values within which the true value is expected to lie. Uncertainty is usually expressed as the range within which the true value is expected to lie with a 95% probability, where standard statistical and other procedures have been used to evaluate this figure. Uncertainty is more clearly defined than the closely related parameter 'accuracy', and has replaced it on recent European legislation. Refers to the general comparison of modelled results against monitoring data carried out by model developers. Environmental Statement Glossary and Abbreviations

328 Validation (monitoring) Verification (modelling) Visual effects Zone of Theoretical Visibility µg/m 3 micrograms per cubic metre Screening monitoring data by visual examination to check for spurious and unusual measurements (see also ratification). Comparison of modelled results versus any local monitoring data at relevant locations. The effects of a Development on views from visual receptors and on the amenity value of these views. This provides an overview of the potential and theoretical visibility of a proposed development. A measure of concentration in terms of mass per unit volume. A concentration of 1ug/m 3 means that one cubic metre of air contains one microgram (millionth of a gram) of pollutant. Environmental Statement Glossary and Abbreviations

329 Abbreviations AADT AAWT AOD AQAP AQMA AQS ATC AVR BAP BGL BGS BREEAM BRES BS CEMP CL:AIRE CLR CMP COMAH COSHH CRoW CRTN CSAP CSO CWS db DBA DCLG DEFRA DfT DMRB DPD Annual Average Daily Traffic Flow Annual Average Weekly Traffic Flow Above Ordnance Datum Air Quality Action Plan Air Quality Management Area Air Quality Strategy Automatic Traffic Counter Accurate Visual Representations Biodiversity Action Plan Below Ground Level British Geological Survey Building Research Establishment's Environmental Assessment Methodology Business Register and Employment Survey British Standards Construction Environmental Management Plan Contaminated Land: Applications In Real Environments Contaminated Land Report Construction Management Plan Control of Major Accident Hazard Sites Control of Substances Hazardous to Health Countryside and Rights of Way Act Calculation of Road Traffic Noise Chippenham Site Allocations Plan Combined Sewer Overflow County Wildlife Site Decibels (SI unit of noise) Desk Based Assessment Department for Communities and Local Government Department for the Environmental Food and Rural Affairs Department for Transport Design Manual for Roads and Bridges Development Plans Document Environmental Statement Glossary and Abbreviations

330 DQRA EA EC EcIA EH EHO EIA EMP EPA EPUK ES EU FRA FTE FWRA GAC GCN GEA Detailed Quantitative Risk Assessment Environment Agency European Commission Ecological Impact Assessment English Heritage Environmental Health Officer Environmental Impact Assessment Environmental Management Plan Environment Protection Act Environmental Protection UK Environmental Statement European Union Flood Risk Assessment Full-Time Equivalent Foundation Works Risk Assessment Generic Assessment Criteria Great Crested Newt Gross External Area GLVIA3 Guidelines for Landscape and Visual Impact Assessment, Third Edition, 2013 GP GQA GQERA GQRA ha HCA HER HGV IAQM IEA CIEEM IoA IPCC l/s LAPPC General Practitioner General Quality Assessment Generic Quantitative Environmental Risk Assessment General Quantitative Risk Assessment Hectares Homes and Communities Agency Historic Environment Record Heavy Goods Vehicle Institute of Air Quality Management Institute of Environmental Assessment CIEEM: Chartered Institute for Ecology and Environmental Management Institute for Archaeologists Integrated Pollution Prevention Control Litres per second Local Authority Pollution Prevention Control Environmental Statement Glossary and Abbreviations

331 LAQM LBAP LCA LCT LDF LHMP LPA LSOAS LTP m m/s MAFF MAGIC mm NAQS NCA NCN NE NGR NHS NMR NO2 NOx NPPF NPPG NPSE NTS NVC NWDC OD ODPM OffPAT ONS OS Local Air Quality Management Local Biodiversity Action Plan Landscape Character Area Landscape Character Type Local Development Framework Landscape and Habitat Management Plan Local Planning Authority Lower Layer Super Output Areas Local Transport Plan Metres Metres per Second Ministry of Agriculture Fisheries and Food Multi-Agency Geographic Information for the Countryside Millimetres Metres National Air Quality Strategy National Character Area National Cycle Network Natural England National Grid Reference National Health Service National Monuments Record Nitrogen Dioxide Nitrogen Oxide National Planning Policy Framework National Planning Practice Guidance Noise Policy Statement for England Non-Technical Summary National Vegetation Classification North Wiltshire District Council Ordnance Datum Office of the Deputy Prime Minister Office of Project and Programme Advice & Training Office for National Statistics Ordnance Survey Environmental Statement Glossary and Abbreviations

332 PAH PAHs PAS PCB PCBs PEM PERA PM10 PM2.5 PPE PPG PPS PRoW RFC SACs SAP SFRA SI SIC SINC SM SM SoS SPD SPZ SSSI SuDS SVOCs SWMP TA TAG TCE TPO Polyaromatic hydrocarbons Polycyclic Aromatic Hydrocarbons Portable Antiquity Scheme Polychlorinated Biphenyls Polychlorinated biphenyls Project Environmental Manager Preliminary Environmental Risk Assessment Particulate Matter with a mean aerodynamic diameter of 10 m Particulate Matter with a mean aerodynamic diameter of 2.5 m Personal Protective Equipment Pollution Prevention Guidance Planning Policy Statement Public Right of Way Ratio of Flow to Capacity Special Areas for Conservation Species Action Plan Strategic Flood Risk Assessment Site Investigation Standard Industry Classification Site of Importance for Nature Conservation Scheduled monument (formerly scheduled ancient monument) Scheduled Monuments Secretary of State Supplementary Planning Document Source Protection Zone Site of Special Scientific Interest Sustainable Drainage Systems Semi-Volatile Organic Compounds Site Waste Management Plan Transport Assessment Transport Analysis Guidance Trichloroethene Tree Protection Order Environmental Statement Glossary and Abbreviations

333 VOCs WCA WFD WIE WRAP ZTV μg/m3 μm Volatile Organic Compounds Wildlife and Countryside Act Water Framework Directive Waterman Infrastructure & Environment Waste & Resources Action Programme Zone of Theoretical Visibility Micrograms per Cubic Metre Micrometre Environmental Statement Glossary and Abbreviations

334