Watermark WestQuay Southampton

Transcription

1 Watermark WestQuay Southampton environmental Statement Non-Technical Summary February 2013 Coordinated by Barton Willmore LLP for

2 Environmental Statement Non-Technical Summary Issue/Revision Draft Final Date 22/02/ /02/3013 Prepared by Project Team Project Team Checked by Barton Willmore Barton Willmore Project Reference 19314/A5/EIA/NTS Barton Willmore 7 Soho Square, London, W1D 3QD Tel: Our Ref: 19314/A5/ES NTS FINAL Date: February 2013 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore LLP. All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based inks.

3 1.0 INTRODUCTION 1.1 Hammerson UK Properties Plc (the Applicant ) is seeking outline planning permission to provide a mixed use development including Class D2 leisure uses (including a cinema), Class A1-A5 retail uses, Class C1 hotel use, Class C3 residential use, and Class B1(a) office use along with car parking, access, highways, landscaping and public open space (collectively referred to hereafter as the Proposed Development ). 1.2 The Proposed Development will be located in Southampton on land between Harbour Parade and Portland Terrace to the south of the existing WestQuay Shopping Centre (WQSC) (the Application Site ). The location and extent of the Application Site is shown on Figures 1.1 and 1.2. The Application Site is situated within the administrative areas of Southampton City Council (SCC). 1.3 This report provides a non-technical summary (NTS) of the Environmental Statement (ES) prepared to accompany the planning application. The ES presents the findings of an Environmental Impact Assessment 1 (EIA) undertaken in support of the planning application. 1.4 The full findings of the ES are presented in a comprehensive set of documents that can be viewed at Southampton City Council, Civic Centre, One Guildhall Square, Southampton, SO14 7FP. Additional copies of the NTS (no charge), ES ( 70 plus postage) and the Technical Appendices ( 180 plus postage) are available from Paul Newton, Barton Willmore LLP, 7 Soho Square, London, W1D 3QB. The complete ES can also be obtained on CD for 20 (plus postage) from the same address. The Application Site 1.5 The Application Site, 4.27 hectares (ha) in area and shown on Figures 1.1 and 1.2, is bordered: to the west by Harbour Parade; to the south by the Quays Swimming and Diving Complex (QSDC); to the east by the historic and nationally important Town Walls; and to the north and partly incorporated into the Application Site, WQSC. The Application Site is located on land which was originally reclaimed from the River Test during the industrial expansion of Southampton in the late 19 th and early 20 th centuries. The Application Site was formerly occupied by warehouses belonging to the Pirelli Cable Works. The Pirelli Works closed in 1990 and the main part of the Application Site was virtually empty in June The majority of the Application Site is presently vacant and consists predominantly of large areas of hardstanding. It also includes the existing external terrace and part of WQSC and its car park (including the existing footbridge link); part of the QSDC car park; a portion of the 1 Prepared in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations /A5/NTS February 2013

4 Western Esplanade road and footpath; an area of car parking off Castle Way and Albion Place above the Town Walls; and a portion of Portland Terrace and Bargate Street including the pedestrian subway. In recent years, part of the Application Site has been used once a year by the organisers of the Southampton Boat Show and for informal parking. 1.7 The Application Site is easily accessed by pedestrians from both Harbour Parade and Western Esplanade with wide footways located along either side of both carriageways. Public transport to the Application Site is available via the bus stop interchange on Portland Terrace. Bus stops are also positioned on Castle Way to the east. Southampton Central Train Station is located approximately 850m to the north of the Application Site. The roads surrounding the Application Site provide good access to the wider highway network. 1.8 There are no landscape or ecological designations within the Application Site. However the Application Site contains a section of the medieval Town Walls which are designated as a Scheduled Monument 2 and a Grade I Listed 3 Building. In addition, Western Esplanade, and the access ramps and steps to the existing WQSC, as well as the car parks within the northeast area of the Application Site, are within the Old Town West Conservation Area 4 (OTWCA). 1.9 Given the nature of previous land uses, including the Pirelli Cable Works, it is anticipated that there could be some localised contamination sources present on the Application Site. An electricity sub-station adjacent to the western boundary also represents a potential source of polychlorinated biphenyls (PCBs) contamination. In addition, the Application Site was subject to heavy bomb damage during World War II and as a result, it is considered there could be a risk from unexploded bombs The majority of the Application Site is located in an area at low risk of flooding, with the exception of the far north-west corner which is at medium risk. The River Test is located approximately 400m to the south of the Application Site and the River Itchen approximately 1.3km to the east. In addition the Application Site is underlain by secondary aquifers. 2 A Scheduled Monument is a building included in the Schedule of Monuments compiled under Section 1 of the Ancient Monuments, and Archaeological Area Act Scheduled Monuments have statutory protection under this Act (Section 2). 3 Grade I buildings are considered to be of exceptional historical and/or architectural interest and are sometimes internationally important 4 A Conservation Area is an area of special environmental or historical importance that is protected from changes by law /A5/NTS February 2013

5 2.0 EIA METHODOLOGY Assessment Methodology 2.1 EIA is a systematic procedure that uses best practicable techniques and available sources of information to determine the potential environmental effects (beneficial, adverse, negligible, temporary, permanent, direct, indirect, cumulative and interactive) of a development. This enables the importance of predicted effects to be considered by a local planning authority (in this case SCC) before a decision is made about the planning application. The prediction of such effects for the Proposed Development was made in relation to both the construction activities and the operational phase of the Proposed Development i.e. when complete and occupied. 2.2 Within the ES the significance of an environmental effect has been identified. The significance reflects the relationship between: The sensitivity, importance or value of the affected resource or 'receptor' (such as people or wildlife); and The actual change taking place to the environment (i.e. the 'magnitude' or severity of an effect). 2.3 The three levels of significance defined are: Major an effect which, on its own, could have an influence on the decision making process; Moderate an effect which, on its own, could have some influence on decision making, particularly when combined with other similar effects; or Minor an effect which, on its own, is likely to have a minor influence on decision making but when combined with other effects could have greater influence. 2.4 Table 1 shows the relationship between the value of the receptor and the magnitude of an effect used to determine the significance of an effect /A5/NTS February 2013

6 Table 1: Significance Matrix Sensitivity/Value of Magnitude of Effect Receptor High Medium Low High (England, UK, International) Medium (County, Regional) Low (Local, District) Major Major/ Moderate Moderate Major/ Moderate Moderate Moderate/ Minor Moderate Moderate/ Minor Minor 2.5 Effects are also described as: Adverse i.e. detrimental or negative effects to an environmental resource or receptor; or Beneficial i.e. advantageous or positive effect to an environmental resource or receptor. 2.6 Where an effect is considered to be not significant or have no influence, irrespective of other effects, it is classified as negligible. Cumulative Effects 2.7 Within EIA, the cumulative effects of a development in conjunction with other consented but not yet built development in the area are considered. Cumulative effects are generally considered to arise from the combination of effects from the Proposed Development and from other proposed or permitted schemes in the vicinity. The following cumulative schemes are considered in the ES and are shown on Figure 2.1: Northern Above Bar (Former Tyrell & Green Store) Redevelopment (07/01686/FUL): Demolition of the existing building and erection of new buildings ranging in height from 9-storeys to 18-storeys to provide new arts facilities, a new commercial unit (Class A1/A3) and 282 flats (46 studios, 106x1 bedroom, 126x2 bedroom and 4x3 bedroom flats) with associated parking and formation of a new street between Guildhall Square and East/Andrews Park; Car Park next to Saxon Gate, Back of the Walls, Bargate (07/00755/FUL and 11/00339/Time): Redevelopment of the site including the erection of 5 and 6 storey buildings to provide 178 student housing flats with associated parking and 36 separate public car parking spaces with vehicular access from Canal Walk; Former C and A Building Above Bar Street, 1 West Marlands Road and 1-5 Gibbs Road Southampton, SO14 7FQ (08/00474/FUL); Redevelopment of the site including erection of a 6 storey building with basement parking to provide offices (Use Class B1 7,365 square metres floorspace) with retail, restaurant/cafes (Use Classes A1/A3) and a one stop shop customer service centre on the ground floor with vehicular 19314/A5/NTS February 2013

7 access from Above Bar Street following the demolition of the existing buildings; St Andrews Road, Ambulance Station, Central Health Clinic East Park Terrace & Adjoining Highways Southampton (06/01457/FUL and 08/00635/VC): Demolition of the existing buildings. Redevelopment of the site to provide four buildings: a 21-storey hotel (Class C1); an 11-storey apart-hotel (Class C1) which includes 4 flats (Class C3); a 14-storey block of 219 flats (Class C3); and a 12 storey office building (Class B1) of 8,996 square metres gross floorspace; with associated environmental improvements, parking and servicing involving alterations to the highways in St Andrews Road; and Admirals Quay, Ocean Way, Southampton (11/01555/FUL): Redevelopment of the site involving the erection of three buildings of 9-storeys, 16 storeys and 26 storeys to provide 299 flats (37 x 1 bedroom, 225 x 2 bedrooms and 37 x 3 bedroom) and 2764 square metres of commercial floorspace, comprising retail (Class A1 and/or cafes/restaurants (Class A3) and/or drinking establishments (Class A4) with associated storage and parking. Determining the Content of the ES 2.8 Scoping' 5 involves focusing the study (and hence the ES) of environmental issues of potential significance. The scope (content) of the ES was established by the project team at the start of the EIA process. A request for a Scoping Opinion was originally sent to SCC on the 13 th November The topics set out in the scoping report comprised: Socio Economics; Transport and Access; Ecology; Landscape and Visual (including consideration of Arboriculture); Daylight, Sunlight and Overshadowing; Noise and Vibration; Air Quality; Water Resources and Flood Risk; Ground Conditions; Wind Microclimate; Archaeology; Built Heritage; and Waste. 5 A Scoping Opinion is a written statement of the local authority s opinion as to the information to be provided in the ES, in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations /A5/NTS February 2013

8 2.9 SCC adopted a Scoping Opinion on 25 th January 2013 which generally agreed with the scope of the topics set out above. Consultation Process 2.10 As part of the design of the Proposed Development consultation has been undertaken with the local community and key stakeholders including: SCC, Environment Agency, Natural England; English Heritage; Southern Water; and BAA. The Applicant also held a public exhibition in December 2012 at WQSC. The public exhibition provided an opportunity to inform local residents and these organisations of the progress with the Proposed Development and allow the local residents to feed back their comments on the proposals. Involvement with the local community will continue throughout the planning process and into the construction phase of the Proposed Development. 3.0 ALTERNATIVES 3.1 The EIA Regulations 6 require that an applicant provides an outline of the main alternatives considered. The Applicant has considered a number of alternative designs for the Proposed Development following identification of the constraints and opportunities on the Application Site. The layout and design of the Proposed Development has been informed by: the considerations and constraints within the Application Site; the key design principles necessary to ensure the vision for the Proposed Development is achieved; and feedback from the public exhibition. 4.0 THE PROPOSED DEVELOPMENT 4.1 The description of the Proposed Development is set out below: "Mixed-use development including alterations to the WestQuay Shopping Centre comprising Leisure uses including a Cinema (Use Class D2), Retail (Use Classes A1, A2, A3, A4 and A5), Hotel (Use Class C1), Residential (Use Class C3), Office (Use Class B1(a)), public open space, with associated car parking, access, highway, landscaping and other works". 4.2 Development parameters have been established for the entire Application Site 7. These set out details of the limits, necessary to define and fix those aspects of the Proposed Development capable of having significant environmental effects, as defined in the EIA 6 The Town and Country Planning (Environmental Impact Assessment) Regulations Parameter plans are a series of drawings that set the types of land use, the heights of the future buildings, main points of access, and landscaping proposals. They do not show individual buildings, roads, or planning but set out where the key parts of a development will be located on a site /A5/NTS February 2013

9 Regulations. These limits or development parameters are shown on Figures 4.1 to 4.10 and described below. Built Form 4.3 The Proposed Development has been divided into four Development Zones (DZ1-DZ4) for the purposes of identifying distinct development areas within the Proposed Development, which have different building envelopes, uses, areas and heights. The footprint of each building and type of development including maximum and minimum lines of deviation are illustrated on Figures 4.4 to 4.8. The extent of each DZ is identified on Figure 4.1 and the main land use elements are set out in Table 4.1. Table 4.1: Land Use Elements of the Proposed Development Design Zone Land Use Floor Space (DZ) Maximum Minimum DZ1 Retail-Restaurant 15,000 4,000 (A1-A5) Leisure (including 15,000 6,000 cinema) (D2) DZ2 Retail Kiosks (A1-A5) 1,000 0 DZ3 Retail-Restaurant 2,500 0 (A1-A5) Office (B1(a)) 10,000 0 Hotel (C1) 28,000 0 Residential (C3) 28,000 0 (Units) (360) (0) Leisure (D2) 2,500 0 DZ4 Retail-Restaurant 1,000 0 (A1-A5) Residential (C3) 20,000 11,000 (units) (260) (140) Leisure (D2) 2,000 0 Car Parking Spaces The Proposed Development will be delivered in two phases. DZ1 and parts of DZ2 will come forward as part of Phase One of the Proposed Development. DZ3, DZ4 and the remaining areas of DZ2 will come forward as part of Phase Two. The Proposed Development elements are described in detail below under each DZ of the Application Site. Phase One DZ1 4.5 DZ1 is positioned in the northern portion of the Application Site abutting WQSC (see Figure 4.1) with the Town Walls to the east (at a minimum distance of 20m). DZ1 includes a main building with retail, leisure, cafe and restaurant uses along with a cinema. DZ1 will contain the proposed service yard access to the Proposed Development (from Harbour Parade) and 19314/A5/NTS February 2013

10 pedestrian access to the multi-storey car park via a new link footbridge. The building is designed with flexibility to respond to operator demand. 4.6 The cinema element is the main leisure anchor of the Proposed Development and represents a key visual landmark due to its design and position opposite the Plaza and Town Walls. Commercial units, designed to primarily include restaurants, cafes and bars will be provided on various levels facing towards the pedestrian ramps and Western Esplanade. A large retail unit (Class A1) will be provided at ground floor level fronting onto Harbour Parade. It is envisaged that this will be occupied by a Supermarket or national multiple retailer. 4.7 Service access to the building is provided from a dedicated route off Harbour Parade, with all servicing to individual units to be undertaken internally from the internal core connecting to the service yard. 4.8 DZ1 includes a number of open spaces including an area on promenade level towards the Plaza and an area of public realm on the southern edge linking the Plaza to Harbour Parade. Terraced areas will also be created at the upper levels associated with the cinema. DZ2 (Phase One element) 4.9 DZ2 will deliver substantial areas of public realm. This includes the main Plaza and the Esplanade alongside the Town Walls to the east, the Pocket-Park to the north of the QSDC and the landscaped public realm above the Town Walls off Albion Place adjacent to Catchcold Tower. DZ2 will also provide up to 1,000 sqm GIA for retail kiosks proposed to be used on temporary and/or permanent basis The main Plaza and the Esplanade positioned on the north-eastern part of the Applicaiton Site will come forward as part of Phase One. They represent a key component of the Proposed Development as it is a significant area of public open space and will form a new pedestrian link between Bargate Street and Western Esplanade. This will significantly enhance pedestrian linkage between the City Centre and the waterfront to the south. DZ2 as a whole also contains accessible pedestrian linkage between the Plaza and the QSDC and the access road to the car park from Harbour Parade. Vehicles access will only be occasional in order to cater primarily for the staging of event and to allow access for emergency vehicles. The proposed access is shown on Figure The configuration and extent of the Plaza has been designed in order to relate sensitively to the setting of the Town Walls. The area varies in width (east-west) from a minimum of 20m at its narrowest point to 42m between the main leisure/cinema building and commercial units and the Town Walls (ensuring a significant buffer and appropriate setting to the Town Walls) /A5/NTS February 2013

11 4.12 There will be active frontages onto the Plaza and Esplanade from DZ1, DZ3 and DZ4. The Plaza has been designed to cater for a number of different uses and events including outdoor dining, outdoor events and leisure associated with the use of the Proposed Development and the City Centre. The majority of the area will be hardscaped. Phase Two DZ DZ3 is positioned in the central portion of the Application Site fronting the Town Walls to the east and residential tower (DZ4) immediately to the west. DZ1 is to the north and DZ2 is to the south and east as shown in Figure DZ3 will contain a variety of uses including hotel, restaurant, retail, office and residential uses. It will also contain replacement and other additional car parking and associated service yards. It has been designed with flexibility to incorporate or omit the various uses at the detailed design stage (dependent on user demand). This element will comprise separate building blocks around a unifying area of public realm. The servicing of the buildings will via Harbour Parade roundabout access road or Western Esplanade DZ3 includes two levels of car parking providing between spaces. The ground level car park will replicate the spaces lost from the SCC owned car park adjacent to the QSDC which will be removed as part of the Proposed Development. The second level is provided for the occupants of the residential tower located in DZ4. The car park will be accessed from the existing access road linked to the Harbour Parade roundabout. DZ DZ4 is positioned on the south-western corner of the Proposed Development fronting the QSDC to the south and Harbour Parade immediately to the west. DZ1 is to the north and DZ3 to the east DZ4 contains the residential tower building which is intended to become a key visual landmark for the Proposed Development and Southampton City Centre. The building has been positioned in the least sensitive part of the Application Site away from the Town Walls and has been orientated to maximise views to the waterfront The tower building will provide residential uses as well as some commercial floorspace which will include leisure and/or retail uses. There will be between 140 to 260 residential units with a range of studios, 1, 2 and 3 bedroom units /A5/NTS February 2013

12 4.19 There is no dedicated parking within DZ4. Car parking for residents will be provided in the second level of the DZ3 car park. There will be a direct internal link between this area and the building for residents. Service access to the building is provided from a dedicated route off Harbour Parade. The building is proposed to be set back from the street edge which will allow the provision of an area of open space along Harbour Parade on its western edge. DZ2 (Phase Two element) 4.20 The Phase Two elements of DZ2 include the Pocket-Park to the north of the QSDC and the landscaped public realm above the Town Walls off Albion Place adjacent to Catchcold Tower The Pocket-Park represents a dedicated area of open space consisting of hard surfacing and green landscaping and is positioned on the southern part of the Application Site immediately to the south of DZ3. The configuration and extent of the Park has been designed in order to integrate the disabled access ramp to the QSDC into the primary circulation route of the Proposed Development and provide enhanced green space within the Proposed Development The landscaped public realm above the Town Walls Albion Gardens will be designed to accentuate the Town Walls and Catchcold Tower. Albion Garden will be designed based on the quilt pattern of the historic garden which was formerly located here The elevated location of Albion Garden at the level of the Old Town will allow for views across the Plaza below. Building Heights 4.24 The maximum and minimum building heights within each DZ are illustrated on Figure 4.9. Table 4.2 breaks down the maximum heights by DZ. Table 4.2: Maximum Heights by DZ DZ Maximum Heights AOD (m) DZ DZ2 N/A DZ3 +36 DZ4 +95 Notes: 1. AOD is defined as Above Ordnance Datum 2. Heights of buildings to be measured from the level of the ground floor slab to the apex of the roof (not including plant). 3. The DZs referred to are identified on Figure 4.9 Building Heights 19314/A5/NTS February 2013

13 Access 4.25 The locations of the access points into the Proposed Development are shown on Figure The majority of vehicles will access the Application Site from Harbour Parade and the A33 West Quay Road/Town Quay corridor. Car parking will be available in existing surface level and multi-storey car parks with high level pedestrian bridge links Public transport to the Application Site will be available via the bus stop interchange on Portland Terrace. Bus stops are also positioned on Castle Way to the east. Construction Programme 4.27 Construction will commence in 2013/2014 with Phase One (subject to gaining planning permission) which is expected to be completed by Phase Two will be brought forward in response to active market demand, but is anticipated to be completed by Figure 4.11 shows the anticipated phasing for the Proposed Development A Construction Environmental Management Plan (CEMP) will be prepared for the Proposed Development that will provide the methods of managing environmental issues for all involved with the construction activities It is anticipated that SCC will wish to regulate the hours of work on the Application Site. It is anticipated that these will be 08:00 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays. All work outside these hours will be subject to prior agreement, and/or reasonable notice, by SCC, who may impose certain restrictions. Night time working will be with the agreement of SCC and restricted to exceptional circumstances. 5.0 SOCIO ECONOMICS 5.1 The ES includes an assessment of the effects of the Proposed Development on socio economics in proximity to the Application Site during construction and operation. 5.2 During construction of Phase One it is anticipated that approximately 600 full, part-time and temporary jobs will be generated by the construction of the Proposed Development. These will be supplemented with further indirect employment that may be generated due to requirements for building materials, plan, plant maintenance etc. during the build period. Local services such as restaurants, cafes, shops, petrol stations etc are also likely to experience a temporary boost through the provision of meals, refreshments and fuel to the workforce. This will result in temporary effects of moderate beneficial significance /A5/NTS February 2013

14 5.3 During operation of Phase One it is anticipated that a maximum of 500 full and part time jobs will be created. The increased job creation and consequently income will lead to wider spinoff benefits for local shops, businesses and services primarily in Southampton. This will result in a long-term effect of major beneficial significance. 5.4 Phase One will provide space for retail and restaurants catering largely for retailers and restaurant/leisure operators not present in the City Centre and WQSC which will complement the existing offer and ensure only positive effects on the trading conditions and health of wider parts of the City Centre. The effects will be long-term and of moderate beneficial significance. 5.5 Phase One also represents a significant opportunity to promote accessibility and enhance social inclusion in the area around the Application Site and City Centre. The Proposed Development will be accessible and inclusive to all elements of the population who will be able to access the completed retail and leisure facilities; use and enjoy areas of new public open space; appreciate the City s heritage assets through enhanced access to the Town Walls; and improve pedestrian accessibility between the City Centre and Waterfront. 5.6 The mix of uses within the Proposed Development including shopfronts which will be active during day and night time hours. This will offer a significantly enhanced degree of natural surveillance which is currently lacking in the area around the Application Site. This will result in a long-term effect of moderate beneficial significance. 5.7 During operation of Phase One and construction of Phase Two there will be further 600 job opportunities associated with the construction activities while the benefits associated with the operation of Phase One will also continue. 5.8 During the Completed Development in addition to the effects described above for the operation of Phase One there will be long term effects of moderate beneficial significance associated with the provision of residential units in the form of a range of studio, 1, 2 and 3 bedroom units providing accommodation for up to 937 people by completion and contributing to housing needs established by planning policy. The provision of the hotel will create a long-term effect of minor beneficial significance. There will also be the creation of an additional 883 jobs associated with the increase in retail and office accommodation providing a moderate beneficial effects 5.9 However with the increase in population there will be additional school aged children generated by the residential components of the Proposed Development leading to a long /A5/NTS February 2013

15 term effect of minor adverse significance on education facilities. There will also be a longterm effect of minor adverse significance on health facilities associated with the rise in population The Proposed Development in combination with the cumulative development schemes discussed above will result in cumulative effects of: major beneficial significance in terms of employment and job creation; moderate beneficial significance in terms of population, housing, retail, hotel, leisure and office; negligible significance in terms of leisure provision, community and recreation facilities and minor adverse significance in terms of education and health facilities. 6.0 TRANSPORT AND ACCESS 6.1 The ES includes an assessment of the transport effects of the Proposed Development. The Application Site is well located in terms of accessibility by public transport, walking and cycling, which is in accordance with the general aims of National Planning Policy Guidance and is close to other amenities and services which will enable one trip to support multiple purposes. 6.2 Construction traffic effects resulting from HGVs and other vehicles associated with construction accessing the Application Site will be mitigated by appropriate planning and management resulting in negligible effects. 6.3 During operation of Phases One and Two, walking and cycling trips in the local area are expected to increase as a result of the Proposed Development. New routes and connections, improved public realm and cycle parking facilities will be provided to support the use of these modes. The residual effect of the overall development on walking is considered to be moderate beneficial and on cycling it is considered to be negligible. Use of these modes will also be supported by travel planning measures at the Proposed Development. 6.4 The Proposed Development is located in the city centre close to numerous and frequent public transport services. It is considered that the existing public transport services have adequate capacity to accommodate the increase in passenger demand and that the overall residual effect of the Proposed Development on public transport is negligible. 6.5 The Proposed Development will increase traffic on the local highway network. Most of the Proposed Development traffic is expected to use the A33 West Quay Road / Town Quay corridor to access the Application Site. The effect of the traffic increase would be mitigated by optimising the traffic signal timings on the A33 corridor near the Application Site to take 19314/A5/NTS February 2013

16 account of the change in traffic demand arising from the Proposed Development. Travel planning at the Application Site will help mitigate the effects of the Proposed Development on the local transport network and to support use of non-car travel modes. This will result in negligible effects to the highway network apart from at one junction (Eastern Harbour Parade/West Quay Road junction) which will experience a long term moderate adverse effect. 6.6 The Proposed Development proposes a restrained level of car parking for its new land uses and will facilitate the use of existing under-utilised parking capacity, particularly in the West Quay Multi-Storey car park. The proposed parking and servicing provision is considered suitable for the size of development proposed resulting in a negligible effect. 6.7 It was agreed with SCC that due to a combination of factors including the distance from the Application Site and minimal parking provision, that consideration of cumulative effects was not necessary for transport assessment purposes. 6.8 The development proposals accord with the relevant national, regional and local transportation policies. 7.0 ECOLOGY AND NATURE CONSERVATION 7.1 The Application Site is currently of limited ecological interest with amenity grassland and areas of hard standing on the Application Site having no ecological interest and no potential to support protected species. However, trees and ornamental planting provide some opportunities for common bird and invertebrate species. Castle Bailey Wall is considered to have low bat roosting potential, as a precautionary measure only. 7.2 The Proposed Development abides by the principles laid out in national, regional and local planning policies. 7.3 There is the potential for some minor adverse effects upon ecological receptors during construction of Phase One and Phase Two, although the majority of effects are negligible. Similarly, there is the potential for some minor beneficial ecological effects to arise as a result of the Completed Development. The ecological value of the Application Site could be enhanced as a result of the Completed Development with the provision of ecological enhancement measures such as the provision of suitable nesting opportunities for birds, roosting opportunities for bats and foraging habitat for invertebrates, birds and bats. 7.4 There would be no significant adverse effects upon designated sites as a result of the Proposed Development or any adverse effects in combination with other consented schemes considered as part of the cumulative assessment /A5/NTS February 2013

17 8.0 LANDSCAPE AND VISUAL 8.1 The ES has included an assessment of the effect of the Proposed Development on the landscape and views to and from the Application Site for the construction and Completed Development phases. To inform the assessment, an appraisal of the current townscape and visual amenity of the Assessment Site and its surroundings was undertaken. 8.2 Some temporary major adverse effects are expected during construction. The main receptors identified experiencing these effects are the character area around the walls (CA11) and views from the Catchcold and Arundel Towers. The effects are considered to be major adverse due to the proximity to the Application Site, the sensitive nature of the receptors and the magnitude of change to the views. 8.3 Whilst inevitably losing some views of the Town Walls, and some views of the waterfront from Arundel Tower, the Completed Development will generally have minor beneficial effects for the majority of views and character areas. The maximum and minimum parameters have been assessed. In some close range views, the Proposed Development close to the minimum parameters would benefit the views. Conversely, from some longer distance views, the Proposed Development could benefit from achieving closer to the maximum height parameters in order to create a new iconic landmark for Southampton. 8.4 Small numbers of properties on Forest View will experience moderate to major adverse effects during operation of Phase One and the operation of the Completed Development. These properties are located at the top of the Town Walls with clear views towards the Application Site and out towards the waterfront. These views will be limited particularly by the maximum parameters of Phase Two. Views from the top of the Town Walls will also experience major to moderate adverse effects during the operation of the Completed Development for the maximum parameters. 8.5 The mitigation measures inherent with the Design Principles of the Proposed Development will minimise the adverse effects on the sensitive Town Walls and adjacent Conservation Areas: Old Town West Conservation Area and Old Town North Conservation Area. The Proposed Development will contribute vitality and a 'sense of place' to what is currently a fragmented character area, west of the City Centre. 8.6 There are no foreseeable cumulative effects associated with the Application Site in relation to other development schemes in the area /A5/NTS February 2013

18 9.0 DAYLIGHT, SUNLIGHT, OVERSHADOWING AND SOLAR GLARE 9.1 The ES has included an assessment of the effect of the Proposed Development on daylight, sunlight, overshadowing and solar glare for the construction and operation phases. 9.2 The effect of construction of the Proposed Development on daylight, sunlight and overshadowing is considered to be negligible. 9.3 The effect of the operational maximum parameter Proposed Development on residential amenity at the properties on Forest View is considered to range from major adverse to negligible. However, this effect is likely to be reduced when the massing and articulation of the buildings are considered at the detailed design stage. 9.4 The assessment has shown that the Completed Development will have a negligible effect on new and adjacent amenity areas in terms of overshadowing. In terms of solar glare, the technical analysis shows that for the majority of the year there would be negligible effect. However, the nature of the Proposed Development does mean that reflected solar glare would be unavoidable at certain times of the day assuming that there are clear skies at these times to allow the sun to reflect off the building façades. However, at worst this would be a highly localised minor adverse effect lasting only a short period of time. The effects from daytime solar glare are not considered to be detrimental to the safe movement around the roads and pavements surrounding the Proposed Development. 9.5 Due to the distance of the cumulative schemes from the Proposed Development, there will be no cumulative effects when considering the effects of daylight, sunlight, overshadowing and solar glare NOISE AND VIBRATION 10.1 The ES has included an assessment of the effect of the Proposed Development on noise and vibration for the construction and operation phases During the construction of Phases One and Two the implementation of suitable control measures through the CEMP the effects resulting from construction noise and vibration would be temporary and of minor to moderate adverse significance depending on the location of the Noise Sensitive Receptors (NSRs) in relation to the construction activities The Application Site is suitable for residential amenity provided measures including use of appropriate window glazing and ventilation are implemented. In addition should private 19314/A5/NTS February 2013

19 residential balconies orientated towards Harbour Parade form part of the Proposed Development, solid balustrades and recessed balconies would act to reduce noise levels thereby safeguarding the residential amenity for future residents The potential noise effects from the Proposed Development uses can be suitably controlled through the use of planning conditions which prescribe noise limits for fixed mechanical plant together with suitable operational controls. Further to this, noise effects can be mitigated through appropriate building design and suitable operational controls to safeguard the residential amenity for existing off site NSRs and future proposed on-site NSRs Due to the distance of the cumulative schemes from the Proposed Development and the implementation of appropriate mitigation measures such as those discussed above, there will be no cumulative effects when considering the effects of noise and vibration AIR QUALITY 11.1 The ES has included an assessment of the effect of the Proposed Development on air quality for the construction and operation phases. The Application Site is outside of any Air Quality Management Area During construction of Phase One and Two, following the implementation of appropriate environmental management controls through the CEMP, the likely residual temporary effects of construction-related dust would be minor adverse at the closest properties between 10m and 100m of the Application Site boundary and negligible at all other sensitive receptors. The temporary residual effects of emissions and dust from construction vehicles entering and leaving the Application Site would be minor adverse to moderate adverse During operation of Phase One and Two the likely residual effects at receptors surrounding the Application Site are predicted to result in negligible to minor adverse effects on local concentration of Nitrogen dioxide and particulate matter (PM 10 and PM 2.5 ) taking into account the operation of the potential Energy Centre In terms of cumulative effects, the combined construction traffic of all cumulative schemes may cause cumulative local air quality effects in the worse case scenario whereby the other development schemes are constructed at the same time as Phase One or Phase Two. In contrast there will be no significant cumulative operational effects associated with either Phases One or Two. 8 An Air Quality Management Area is a defined area by virtue of Section 82(3) of the Environment Act 1995, where it appears that the air quality objectives prescribed under the UK Air Quality Strategy will not be achieved. In these areas, a Local Authority must designate Air Quality Management Areas, within which an Action Plan can be proposed to secure improvements in air quality so that prescribed air quality objectives can be achieved /A5/NTS February 2013

20 12.0 WATER RESOURCES AND FLOOD RISK 12.1 The ES has included an assessment of the effect of the Proposed Development on water resources and flood risk for the construction and operation phases The Application Site is located between the River Test and the River Itchen which form a confluence to the southeast of the Application Site. The River Test is located approximately 450m south of the Application Site and the River Itchen approximately 1.3 km to the east; these combined rivers flow in a south easterly direction into the English Channel. A number of statutory designated nature conservation sites lie within 2km of the Application Site The geological deposits underlying the Application Site are classified as a minor aquifer, there are high groundwater levels on-site and groundwater flows to the southwest towards the River Test. The Proposed Development should have a negligible effect on localised groundwater flows and levels during both the construction and operational phases of the Proposed Development Appropriate mitigation measures will be employed during the construction phases of the Proposed Development, primarily through the implementation of the CEMP, to safeguard surrounding surface waters and groundwater from any adverse effects associated with construction activities. These measures will result in temporary negligible effects It is envisaged that the Proposed Development will discharge to Southern Water s existing drainage network and sewerage infrastructure. Should new foul and surface water drainage be required in order to accommodate the Proposed Development this will be undertaken in consultation with Southern Water. The drainage strategy envisages a reduction in surface water run-off from the Application Site due to the use of large landscaped areas for storage, in order to limit the discharge rate into the public sewer, which should have a beneficial effect in respect of surface water discharge to the sewer compared with the existing situation. These measures will result in long-term negligible effects 12.6 The Proposed Development will lie within areas at low flood risk (Flood Zone 1) with the exception of the far north-west corner which lies within an area at medium risk of flooding (Flood Zone 2). All Phase One land uses are assumed to have a 60-year lifespan so would not be at risk of tidal flooding throughout their lifetime. However, Phase Two, which includes residential development, is assumed to have 100-year lifespan so buildings in DZ3 and DZ4 would be at risk of tidal flooding towards the end of their lifetime (after 2070) based on current climate change predictions. As such, consideration should be given to 19314/A5/NTS February 2013

21 appropriate flood resilience and management measures for the Phase Two development area at detailed design stage. These measures will result in long-term negligible effects There are no foreseeable cumulative effects associated with the Application Site in relation to other development schemes in the area GROUND CONDITIONS 13.1 The ES has included an assessment of the effect of the Proposed Development on ground conditions for the construction and operation phases. The potential for ground contamination to be present at the Application Site has been identified as part of the assessment. Any such contamination could be localised or widespread Subject to the implementation of the recommended mitigation measures including site investigations and remediation prior to construction, the residual effects of the Proposed Development should largely be negligible, with one minor adverse effect identified in relation to ground contamination during construction of the Proposed Development The Application Site is considered suitable for the Proposed Development. It is anticipated that on completion of the Proposed Development the National Planning Policy Framework requirement that the Application Site would no longer be able to be captured under the Environment Act Part IIA regime 9, will be met Given that ground conditions are specific and local to the Application Site, the Proposed Development would not give rise to adverse effects that would interact with any of the agreed cumulative schemes, either during the Proposed Development s construction or following its completion. Therefore, it is considered that the Proposed Development would not give rise to any significant cumulative effects WIND MICROCLIMATE 14.1 The ES has included an assessment of the effect of the Proposed Development on wind microclimate for the construction and operation phases Current wind conditions for the existing open Application Site are expected to be suitable for leisure walking on both the upper pedestrian level on the east side of the Application Site 9 Specific UK legislation on contaminated land is principally contained within Part IIA of the Environmental Protection Act (EPA) 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 /A5/NTS February 2013

22 (above the Town Wall) and the lower pedestrian level on the west end of the Application Site. The meteorological data indicates that prevailing winds are from the south-west with a secondary peak from the north-east It is considered there will be negligible effects on the wind microclimate during the construction of Phase One and Phase Two of the Proposed Development The assessment has shown that the windier parts of the Completed Development are expected: at the west facing building corners; along the thoroughfare between Phase One and Two; and Between Phase Two and QSDC The wind microclimate at the majority of entrances to the Proposed Development is suitable for the intended use. Therefore the effects would be negligible significance during operation As there are no cumulative developments within a 500m radius of the Application Site there are considered to be no cumulative effects during the construction or operation of the Proposed Development ARCHAEOLOGY 15.1 The ES has included an assessment of the effect of the Proposed Development on archaeology for the construction and operation phases The main part of the Application Site lies west of the medieval walled town on land reclaimed from the River Test foreshore in the twentieth century. However, in early prehistory the river level was much lower than it is today. Evidence for Palaeolithic and Mesolithic activity (pre c BC) in bands of peat within the alluvial deposits below modern levelling has been found in the foreshore zone. It is also possible that the remains of ancient vessels abandoned on the foreshore in almost any period of the past may survive near to or on the surface of the alluvium The principal effect of the Proposed Development on archaeological remains west of the walled town will be as a result of piling within the footprint of DZ4 within Phase Two. Mitigation will take place in accordance with the provisions of government policy as set out in the National Planning Policy Framework, regional and local planning policies. In advance of 19314/A5/NTS February 2013

23 construction, mitigation will include an archaeological evaluation to a specification agreed with the Planning Archaeologist at SCC. Should any significant remains be found, a further programme of appropriate mitigation will be put in place to allow recording and recovery. The effects will be permanent negligible significance Localised groundworks on the part of the Application Site within the town walls is likely to have some effect on archaeological remains, largely of the medieval period, which were identified in a 2009 site evaluation. The effects will be of permanent negligible significance It is expected that archaeological investigation will take place at all the cumulative schemes in order to mitigate the potential effects of development such that the archaeological resource will be preserved by record. It is considered that there will be negligible cumulative effects on archaeological remains from development of the Proposed Development and the cumulative schemes BUILT HERITAGE 16.1 The ES has included an assessment of the effect of the Proposed Development on built heritage for the construction and operation phases Following the adoption of the CEMP during the construction phases which details appropriate piling and remediation techniques, imposition of protective zone, and use of site hoardings during demolition and construction works, residual effects on the setting of Scheduled Monuments and listed buildings within the study area will be minor adverse to negligible. The minor effects will be experienced by the Town Walls and the associated designated structures, and the settings of the Old Town West Conservation Area and Old Town North Conservation Area The mitigation measures inherent within the Design Principles of the Proposed Development will minimise the adverse effects on the sensitive Town Walls and adjacent Conservation Areas, via design, materials, building placement, and the creation of visual permeability. Connectivity between the Proposed Development and the Town Walls and the Old Town Conservation Areas will be strengthened through defining and reinforcing important view corridors to historic assets including the Town Walls In addition, the increased activity along Western Esplanade will encourage greater visitor numbers to appreciate the resource. The new pedestrian routes and the creation of views within and through the Completed Development, along with the improvements to pedestrian access and linkages and resulting increase in activity, will represent a minor beneficial effect, 19314/A5/NTS February 2013