Environmental statement

Transcription

1 Stockley Park Phase 3 Environmental statement Volume 3: Non-technical Summary Prepared by Arup

2 Stockley Park Consortium Ltd Stockley Park Phase 3 Environmental Statement Non-Technical Summary

3 Stockley Park Consortium Ltd Stockley Park Phase 3 Environmental Statement Non-Technical Summary September 2009 This report takes into account the particular instructions and requirements of our client. It is not intended for and should not be relied upon by any third party and no responsibility is undertaken to any third party 13 Fitzroy Street, London W1T 4BQ Tel +44 (0) Fax +44 (0) Job number

4 Stockley Park Consortium Ltd Stockley Park Phase 3 Contents Page 1 Introduction 1 2 Site Context 2 3 Proposed Development 6 4 Approach to the Environmental Assessment 10 5 Assessment Summaries Air Quality Ecology Landscape and visual Noise and vibration Socio-economic Water resources 20 6 Where to find out more 21 Figures TUFigureUT 1 Stockley Park Phase 3 location TUFigureUT 2 GlaxoSmithKline offices east of the Site TUFigureUT 3 Grand Union Canal and towpath adjacent to the Site TUFigureUT 4 The existing site TUFigureUT 5 Avenues of red oak on the Site TUFigureUT 6 Raised plateau in the centre of the Site TUFigureUT 7 The proposed development TUFigureUT 8 Construction site considerations TUFigureUT 9 View from properties along Archie Close south of the Mainline railway TUFigureUT 10 View from new residences in the RAF Station site south of the Mainline railway TUFigureUT 11 View from the high point in Stockley Park Golf Course TUFigureUT 12 Community and leisure facilities TUFigureUT 13 Water body adjacent to the site

5 provides sets Stockley Park Consortium Ltd Stockley Park Phase 3 1 Introduction This document is the Non-Technical Summary of the Environmental Statement that has been prepared to accompany the application for outline planning permission submitted by Stockley Park Consortium Ltd. Planning permission is sought to develop a mix of commercial office buildings, hotel accommodation, a data centre and amenity facilities such as shops. This project is known as Stockley Park Phase 3 and is located within Yiewsley in the London Borough of Hillingdon (XFigure 1X). In the following section, the site context is described and the proposed development described in Section X3X. Section X1X out the approach to undertaking the environmental impact assessment. Section X1X non-technical summaries of each of the environmental topic areas that have been assessed, set out in alphabetical order. Finally, Section X6X provides information on obtaining copies or viewing the full Environmental Statement for Stockley Park Phase 3. Figure 1 Stockley Park Phase 3 location N Page 1

6 (page ) Stockley Park Consortium Ltd Stockley Park Phase 3 2 Site Context Stockley Park is located on the outskirts of west London approximately 3 kilometres to the north of Heathrow Airport (XFigure 1X). XFigure 4X X3X shows the red line boundary of the planning application and all references to the Site refer to the area within this red line. The existing business park (phases 1 and 2) currently employs around 7,500 people and is situated to the east of Stockley Park Phase 3. Phases 1 and 2 comprise large office buildings ranging from two to four storeys (XFigure 2X) and set amongst car parking and landscaping including belts of tree planting and large open water bodies. The Phase 3 Site is bounded by Horton Road and Stockley Park Golf Course to the north and Ironbridge Road North and the rest of Stockley Business Park to the east (XFigure 4X). The Grand Union Canal (XFigure 3X) and Mainline railway run eastwest to the south of the Site. The Horton Industrial Area is situated to the west of the Site. Existing access to the Site is from Ironbridge Road North. The Busy Bees Day Nursery is situated in the south-east corner of the Site, outside the red line application boundary. Both Stockley Country Park and the golf course (XFigure 4X) are accessible to the public and create a buffer between the business park and the residential area of Hayes. The 12 hectare Stockley Park Phase 3 Site already contains infrastructure (utilities, landscaping and internal roads) implemented in accordance with an earlier masterplan. Figure 2 GlaxoSmithKline offices east of the Site Figure 3 Grand Union Canal and towpath adjacent to the Site Page 2

7 Stockley Park Consortium Ltd Stockley Park Phase 3 Figure 4 The existing site Busy Bees Page 3

8 and Stockley Park Consortium Ltd Stockley Park Phase 3 The north-eastern part of the Site is designated as a link in a Green Chain. This is an environmental policy designation made by the London Borough of Hillingdon which aims to form a network of areas that link and provide habitat corridors within 1 the BoroughF F. Much of the Site is also within the Green Belt, a national level designation that generally imposes controls on development. However, in this case, permission was granted in 2000 for the development of this site. This permission has been implemented through construction of the infrastructure referred on page X2X therefore this permission remains current. The Grand Union Canal (XFigure 4X) is designated as a Site of Metropolitan Importance for Nature Conservation, a nonstatutory wildlife site. Within the Site, a wide strip of tree and shrub planting is present along the western and southern edges. A pathway runs north-south through this western vegetated area to connect the canal and golf course (although this connection is not currently made due to fencing). Along the eastern edge of the Site are three man made water bodies. At the north-eastern corner of the Site, formal avenues of mature red oak are planted in five avenues (XFigure 5X). There are views into the development between the avenues, from the roundabout on Horton Road at this corner of the Site. The land generally slopes from the north-eastern corner to a low point in the south-west. Earthworks have been undertaken in the centre of the Site to create a flat raised plateau that was part of the masterplan approved in 2000 for the Site (XFigure 6X). This plateau is approximately three metres higher than the surrounding landform and is bounded by vertical steel sheet pile walls. Two ramps negotiate the level change in the southwestern corner of the Site. There are temporary buildings in the south-western corner of the Site used as a marketing suite for Stockley Park Consortium Ltd with associated parking. These buildings would be removed with development of the Site. The internal road infrastructure has already been laid out in accordance with the 2000 masterplan, with two connections to Ironbridge Road North. The internal roads encircle the perimeter of the raised plateau and also the western and southern boundaries of the Site (XFigure 4X). Figure 5 Avenues of red oak on the Site 1 London Borough of Hillingdon Unitary Development Plan (adopted 1998) Saved Policies 27th September 2007, available on the LBH website Hwww.hillingdon.gov.ukH Page 4

9 Stockley Park Consortium Ltd Stockley Park Phase 3 Figure 6 Raised plateau in the centre of the Site The 350 bus service runs between Heathrow, West Drayton and Hayes and Harlington along Horton Road north of the Site. The A10 bus service runs between Heathrow Airport and Uxbridge along the Stockley Road flyover. The U5 bus service runs between Uxbridge, West Drayton and Hayes & Harlington along the Stockley Road flyover. On-road cycle lanes exist in a north-south direction connecting to West Drayton to the west and Hayes to the east, whilst the Grand Union Canal is an east-west off-road cycle and pedestrian route linking the Site to West Drayton (via a bridge over the canal) and the existing business park/hayes. The Site is currently served by rail with stations at West Drayton and Hayes. Page 5

10 shows Stockley Park Consortium Ltd Stockley Park Phase 3 3 Proposed Development The proposal is an outline planning application for a mixed-use development. The scheme consists of seven plots broken down as follows: Plots 1 and 2 and 4 are offices; Plot 3 is a data centre; Plot 5 is a hotel; Plot 6 is a combination of office and amenity uses; and Plot 7 is a car parking structure. XFigure 7X the plot layout and gives building floor space, 2 use and an indicative number of storeysf F. The proposed development utilises the infrastructure implemented in line with the outline planning permission granted in 2000, specifically through retaining the existing internal road layout and site levels. The proposed buildings (with the exception of Plots 6 and 7) would sit adjacent to the existing raised plateau allowing pedestrian access to the buildings at ground level from the plateau. The basement car parks would be entered from a lower ground level at the rear. The proposed building heights range from one to two storeys at the car park in Plot 7, office buildings of three to four storeys, a five to six storey data centre (Plot 3) and the hotel ranging from three to eight storeys in Plot 5 (XFigure 7X). Landscaping Stockley Park Phase 3 would incorporate a range of open spaces that would to enhance the environment. Landscape proposals are structured around the theme of sustainable design, retention of existing mature tree planting, promotion of ecological connectivity and provision of better pedestrian and bicycle permeability across the Site. Key landscaping areas are detailed below: The Wilderness A green strip along the western edge of the proposed development, creating an ecological area with new wetland areas alongside existing native tree planting. The landscaped area would also provide a pedestrian connection between the Grand Union Canal and Stockley Country Park to the north. Canalside The existing green strip would be enhanced with retention of mature trees and provision of new planting to reinforce the ecological value of the canal. The proposed primary pedestrian route running through the Site would connect down to the canal, with the existing steep slopes graded out to allow easy pedestrian and bicycle access. Woodland The existing avenues of red oak trees would be retained. The primary pedestrian access route would run through the southerly tree avenue. On the eastern edge of the woodland, a small glazed pavilion would partly overhang the water. It is intended that the woodland would support public art initiatives such as sculpture. Gateway This would be a large space at the main vehicular entrance on Horton Road to the proposed development, occupied by shallow cascading water, open grassed areas and tree planting. Pedestrian pathways would connect across the space. The Park A green square in the centre of the development, surrounded by the front access points to buildings on Plots 2, 3, 4 and 6. 2 A storey is approximately four metres high from floor to floor Page 6

11 Stockley Park Consortium Ltd Stockley Park Phase 3 Figure 7 The proposed development Source: Turley Associates and Arup, 2009 Page 7

12 shows F and Stockley Park Consortium Ltd Stockley Park Phase 3 Access Access to the Site would be provided off Horton Road and Ironbridge Road North, using the access arrangements approved in the implemented masterplan. There would be two access points off Horton Road and two access points off Ironbridge Road North. The main access off Horton Road would be a roundabout located at the north-west corner of the Site. In addition to use of footpaths along the vehicular access, pedestrian dedicated access points are included along the north and south boundaries. The use of these paths through the Site by the general public would be encouraged. Energy and Sustainability An energy strategy has been developed for the proposed 3 developmentf F. This incorporates district heating with a gas fired Combined Heat and Power unit. The strategy has been developed in line with the Mayor of London s energy 4 hierarchyf achieves the required 20% contribution towards carbon emissions from on-site renewables. A review of sustainability has been carried out using the London Plan Sustainability Checklist. Construction As part of the Environmental Statement, a Construction Methodology Statement has been prepared. This describes the phasing and location of construction activities. XFigure 8X the location of the site compound in the southwestern corner of the Site. This location has been selected as it is the site of the last plot to be developed and it is also on the opposite side of the site from the Busy Bees Day Nursery (located in the south-eastern part of the site). To further reduce disturbance to the nursery and the GlaxoSmithKline 3 Arup (2009) Stockley Park Phase III Energy Strategy 4 Mayor of London (2004) The London Plan - Spatial Development Strategy for Greater London offices, the two existing site access points off Ironbridge Road North would be closed to construction traffic. The nursery would also be protected from disturbance such as noise and dust by hoardings erected around its perimeter. The primary access point for construction traffic would be in the north-western corner of the site from Horton Road. It is expected that construction of the proposed development would commence in early 2011 with the development built in phases over a six year period. Construction would be complete by the end of Plots 5 and 6 (the hotel and office and amenity building) are anticipated to be built first and occupied by early Construction working hours would generally be from 8am until 6pm on Monday to Friday and 8am until 1pm on Saturday. Construction work on Sunday and Bank Holidays would not be permitted unless required for specific reasons such as ongoing activities that require continuous attendance. Prior to commencement of construction, a considerate contractor s scheme would be established in conjunction with the local community (Busy Bees Day Nursery and parish councils etc). A planned communications programme would be implemented, to include: newsletters issued to the surrounding communities; an information centre with up to date photographs, information, plans etc; liaison with local education establishments who may see the development as a learning resource; briefings and visits for professional and technical publications; and community contact points for gathering feedback from the local community, hearing suggestions and responding to any concerns. Page 8

13 Stockley Park Consortium Ltd Stockley Park Phase 3 TFigureT 8 Construction site considerations Page 9

14 F F F was Stockley Park Consortium Ltd Stockley Park Phase 3 4 Approach to the Environmental Assessment This environmental impact assessment has been undertaken in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) 5 Regulations 1999, as amendedf F. Environmental impact assessment is required for Stockley Park Phase 3 due to the size of the development site and that an unmitigated scheme may have significant environmental effects. Currently available good practice guidance in environmental impact assessment has been taken into account, namely: Environmental Impact Assessment: A Guide to 6, 7 ProceduresF F; Guidelines for Environmental Impact AssessmentF F; Note on Environmental Impact Assessment Directive for 9 Local Planning AuthoritiesF F; and Circular 02/99 - Environmental Impact AssessmentF A wide range of other guidance has been published on aspects of the environmental impact assessment process, in relation to individual environmental topics and this is described in the topic sections (sections X5.1X to X5.6X). 5 The Town and Country Planning (Environmental Impact Assessment)(England and Wales) Regulations 1999 (SI No. 293) as amended by the Town & Country Planning (Environmental Impact Assessment) (Amendment) Regulations 2006 (SI 2006 No. 3295) and the Town & Country (Environmental Impact Assessment)(Amendment)(England) Regulations 2008 (SI 2008 No. 2093). 6 Office of the Deputy Prime Minister (ODPM)(2004), Environmental Impact Assessment: A Guide to Procedures - available on the CLG website Hwww.communities.gov.ukH 7 DCLG (2006) Environmental Impact Assessment: A Guide to Procedures - Consultation Draft 8 Institute of Environmental Management and Assessment (2004) Guidelines for Environmental Impact Assessment 9 ODPM (April 2004) Note on Environmental Impact Assessment Directive for Local Planning Authorities 10 Department for Environment, Transport and the Regions (1999) Circular 02/99 - Environmental Impact Assessment 8 10 F. Page 10 The main stages in the assessment process have been: Preparing a Scoping Report and agreeing the scope of the assessment with the London Borough of Hillingdon; gathering information about existing environmental conditions; assessment the likely effects of the proposed development on the environment; recommending measures to prevent, reduce or offset adverse environmental effects; reporting on the above stages with an Environmental Statement; and summarising the Environmental Statement in a Non- Technical Summary. The assessment considers effects during construction and also once the development opens and becomes operational. In addition, effects that could arise from Stockley Park Phase 3 together with other development under construction or with a valid planning permission, termed cumulative effects, are also considered. An Environmental Scoping ReportF produced and submitted to the London Borough of Hillingdon in January The purpose of this report was to seek agreement with the local planning authority and other consultees such as the Environment Agency and English Heritage on the scope of the environmental impact assessment As a result of the scoping exercise, the following assessment topics were scoped in to the environmental impact assessment on the basis that they may lead to significant environmental effects air quality; 11 Arup (2009) Stockley Park Phase 3 - Environmental Scoping Report 11

15 of Stockley Park Consortium Ltd Stockley Park Phase 3 ecology; landscape and visual; noise and vibration; socio-economic; and water resources. Summaries of the assessments for these topics are included in Section X1X this Non-Technical Summary. The following environmental topics were considered, but on the basis that they were not likely to generate significant environmental effects, these were scoped out of the environmental impact assessment: ground contamination; cultural heritage; lighting; telecommunications; waste; and wind. Page 11

16 F objectives Stockley Park Consortium Ltd Stockley Park Phase 3 5 Assessment Summaries 5.1 Air Quality Introduction This assessment focuses on the likely significant changes in local air quality arising from the construction and operation of the proposed development. The results of the assessment have been evaluated with reference to the UK Government s 12 Air Quality StrategyF and nationally accepted significance criteria. Assessment Methodology The dominant source of pollution resulting from the proposed development would be road traffic. The principal pollutants of concern associated with this source which can lead to poor air quality are nitrogen dioxide and fine particulate matter. The air quality assessment of the proposed development comprises: a review of the existing air quality in the area; assessment of the likely significant changes in air quality arising from the construction and operation of the proposed development, including emissions from the proposed biomass boiler plant; formulation of mitigation measures, where appropriate, to ensure any adverse effects on local air quality are minimised; and an assessment of residual effects. Existing Conditions The Site is located within an Air Quality Management Area designated by the London Borough of Hillingdon. In recent decades, transport atmospheric emissions, on a national basis, have grown to match or exceed other sources of many pollutants, particularly in urban areas. The Department for Food, Environment and Rural Affairs has produced background air pollution data for 2006 and projections for other years for nitrogen dioxide and fine particulate matter. Estimated pollutant concentrations in the vicinity of the Site for the years 2008, 2012 and 2020 are below the annual mean objectives for nitrogen dioxide and fine particulate matter. Likely Effects on the Environment With the application of standard mitigation measures, it is not expected that construction effects on air quality would be significant. In terms of operational effects on air quality, the following points are noted: modelling shows that the development is likely to cause a slight worsening of air quality within an existing Air Quality Management Area at the Busy Bees Day Nursery; the proposed development would not affect the implementation of the Air Quality Action Plan; and modelling does not demonstrate a significant increase in pollutant concentrations. Mitigation and Residual Effects Dust generating construction activities would be reduced through implementation of mitigation measures such as the erection of hoarding around the nursery and minimising the movement of construction traffic around the Site. The residual effects of the construction and operation of the proposed development are negligible. 12 Department for Environment, Food and Rural Affairs (2007) The Air Quality Strategy for England, Scotland, Wales & Northern Ireland Page 12

17 Stockley Park Consortium Ltd Stockley Park Phase Ecology Introduction The assessment examines the likely significant effects of the proposed development on the ecological resource, namely all elements of ecosystems, habitats and species. Ecological considerations have been taken into account from the early stages of the project development in order to influence the design such as retention of the mature trees for their habitat value immediately north of the Busy Bees Day Nursery. Assessment Methodology An understanding of the ecological resource currently on the Site has been obtained from desk-based data gathering and site surveys. Surveys undertaken have included mapping of habitats and targeted surveys for great crested newt, reptiles and bats. In accordance with the standard approach to 13 ecological impact assessmentf F, existing conditions on the Site have then been evaluated and the likely significant effects on the ecological resource assessed. Existing Conditions No statutory sites designated for their nature conservation interest occur within the Site boundary. The Grand Union Canal to the south of the Site serves as habitat corridor although has no statutory ecological designation. The western and southern boundaries of the Site comprise a mosaic of grassland and scrub with varying densities of young trees. The southern area contains a number of mature trees adjacent to the canal. Red oaks planted in avenues create a more formal vegetated area in the north-east of the Site. Large ornamental water bodies exist along the eastern boundary of the Site with limited bulrush and common reed edging the concrete sides. The water body immediately north of the nursery has soil (not concrete) banks and a secluded pond at the southern end. Surveys for protected species found a small number of bats foraging and commuting over the Site. No great crested newts or reptiles were found. The trees and scrub would provide suitable nesting opportunities for a range of bird species. Likely Effects on the Environment There is potential for the construction phase to result in minor adverse effects on bats (light spill) and birds (disturbance of nesting birds through construction activities and removal of vegetation). The operational phase would result in moderate adverse effects on bats due to increased lighting of the Site. Moderate beneficial effects would occur as a result of enhancements to vegetated areas providing suitable habitats for species such as bats, birds, invertebrates, reptiles and amphibians. Mitigation and Residual Effects Ecological construction mitigation measures (such as fencing trees to protect their roots from damage by construction vehicles) would be applied throughout construction. In addition, vegetation clearing during the breeding bird season would be avoided. Longer term, a biodiversity management plan would be developed to guide the Site s biodiversity value. Lighting would be designed to minimise spill to areas used by bats (eg the canal). With the implementation of mitigation measures, all effects on the ecological resource that are associated with the construction phase of the work are considered to be negligible. As result of the planting and habitat creation incorporated into the proposed development, residual effects on species and habitats remain minor beneficial. 13 Institute of Ecology and Environmental Management (2006) Guidelines for Ecological Impact Assessment in the UK Page 13

18 F Stockley Park Consortium Ltd Stockley Park Phase Landscape and visual Introduction This assessment addresses the likely significant effects the proposed development would have on the landscape and visual amenity of the local area. Assessment Methodology The likely nature and magnitude of changes to individual landscape elements and characteristics have been assessed together with the consequential effect on landscape character. The magnitude or scale of visual change on views and on visual amenity of the identified receptors has been assessed. The methodology follows the guidelines set out in the 14 Guidelines for Landscape and Visual Impact Assessment F and the Design Manual for Roads and Bridges Landscape 15 Assessment MethodologyF F. Existing Conditions The Site is characterised by extensive landscaping and a partdeveloped character. It is surrounded by Stockley Golf Course to the north, Stockley Business Park to the east and the Grand Union Canal and industrial land to the south and west respectively. Residential areas (Hayes, West Drayton and Yiewsley) Lake Farm Country Park and Open Space, Prologis Business Park, open space and leisure adjacent to the M4, the River Pinn Valley, and Stockley Country Park and open space form the surrounding wider context to the Site. Significant parts of the local area, including the western and southern extents of the Site, are also designated as Green Belt and the landscape north and south of the Site is designated as Green Chain including the eastern extent of the Site. Views towards the Site are limited from the majority of locations by the dense built environment throughout the area and also the high frequency of mature trees in open spaces and along features such as the Grand Union Canal. Views of the Site are most apparent from elevated locations within Stockley Golf Course, from selected residential properties close to the canal in West Drayton and from the adjacent GlaxoSmithKline offices. Likely Effects on the Environment Due to the presence of construction plant and infrastructure, there is potential for minor adverse effects on the landscape character and views from a small number of areas. The landscape character of the Site itself would experience minor beneficial effects, whilst the adjacent golf course would experience minor adverse effects as result of the introduction of new built form and landscaping. Views from residential receptors on Archie Close (XTFigureT 9X) and the RAF Station (XFigure 10X), and a high point in the golf course (XFigure 11X) would all experience minor adverse effects. Views from the canal towpath, GlaxoSmithKline offices and Horton Road would experience minor beneficial effects. Mitigation and Residual Effects Mitigation has been incorporated into the scheme where possible, and therefore no additional construction or operation mitigation is proposed. 14 The Landscape Institute and Institute of Environmental Management and Assessment (2002) Guidelines for Landscape and Visual Impact Assessment, Second Edition 15 The Highways Agency (2001) Design Manual for Roads and Bridges Landscape Assessment Methodology Page 14

19 Stockley Park Consortium Ltd Stockley Park Phase 3 TFigureT 9 View from properties along Archie Close south of the Mainline railway Figure 11 View from the high point in Stockley Park Golf Course Figure 10 View from new residences in the RAF Station site south of the Mainline railway Page 15

20 Stockley Park Consortium Ltd Stockley Park Phase Noise and vibration Introduction The likely significant noise and vibration effects of the proposed development on the surrounding area have been assessed. Construction activities have potential to generate temporary noise disturbance, and long term operational noise effects could arise from the introduction of operational plant noise associated with heating and ventilation of the proposed development, deliveries of fuel to the energy centre and road traffic. Assessment Methodology Day time, evening and night time noise surveys were undertaken to establish representative baseline day and night time noise levels at locations around the Site. An approach to assessing noise and vibration effects from roads is described in Volume 11 of the Design Manual for 16 Road and BridgesF F, relating to environmental impact assessment. The Design Manual for Road and Bridges approach to assessing noise impact is to compare the noise levels for the Do Something (with proposed development) scenario against noise levels for the Do Minimum (without proposed development) scenario. Existing Conditions The existing noise environmental is dominated by the existing transport infrastructure, namely road traffic, the Mainline railway and aircraft associated with Heathrow Airport, passing overhead. Likely Effects on the Environment Temporary adverse noise effects during construction may be experienced at the Busy Bees Day Nursery and along the canal towpath. Once built and operational, there is likely to be a negligible effect on the noise environment from traffic. The delivery of fuel to the biomass plant (to be located within the hotel) is predicted to be the noisiest operation for the nursery and residential properties south of the canal. Deliveries would take place on average four times a week for an hours duration. If deliveries take place while the plant is in operation, there is potential for adverse noise effects. Mitigation and Residual Effects Measures to reduce construction noise would be applied, including the erection of acoustic hoarding around the adjacent nursery. However, there is potential for residual adverse effects upon the nursery during construction (particularly of the hotel plot with is immediately to the west of the nursery). Further noise mitigation measures would be considered and agreed with the nursery as necessary such as coordinating site breaks with school breaks during periods of noise operation, and secondary glazing to the school building. Operationally, screening of the biomass facility in the hotel would reduce adverse noise effects from this. Noise effects arising from traffic would be negligible apart from deliveries for the biomass facility which would be minor adverse. However this would be limited time namely up to one hour, up to 1.5 times per week. 16 Department of Transport (2008). Design Manual for Roads and Bridges (DMRB), Volume 11, Section 3 Part 7 HA 213/08 Environmental Assessment, Page 16

21 Stockley Park Consortium Ltd Stockley Park Phase Socio-economic Introduction An assessment has been made of the likely significant effects of the proposed development on socio-economic conditions, namely employment, economic conditions and regeneration, community facilities, crime and safety and amenity at nearby sensitive receptors. Assessment Methodology Likely construction employment has been calculated based on the capital cost of the proposed development and a measure of the contribution to the economy per construction job. Likely operational employment has been estimated based on typical number of employees in a given area of work space. Consideration has been given to whether the employment is likely to fall to people living within or outside the local area and whether employment generation on the site would displace employment elsewhere in the Borough. Employment generated through supply linkages and increased spend in the area has also been considered. A qualitative assessment has been made of the effects that the proposed development could achieve in terms of the broader economy and regeneration. The results of the assessments of air quality, noise and landscape and visual have been reviewed to understand where significant effects on communities and community facilities are likely to arise during construction. A qualitative assessment has then been made of the overall effects on the overall amenity for these community receptors. Effects on community facilities and open space for members of the public have also been assessed. The proposed development includes upgrades to the public realm. A qualitative assessment has been made of the effects this is likely to have on the perception of safety in the area. Page 17 Existing Conditions The existing business park (Phases 1 and 2) currently employs around 7,500 people. Within the Site there is one full time security guard. The level of economic activity in the local area is slightly higher than the average for London and the proportion of people in full-time employment is slightly higher in the local area than for the Borough, London or England. Unemployment levels are low. Hillingdon is the 157 th most deprived of the 354 local authorities in England in terms of average deprivation. Fulltime weekly wages in Hillingdon are lower than the average for London but higher than the national figure. North of the Site is Stockley Country Park and golf course which covers an area of 112 hectares of park land. The clubhouse located on the golf course is open to members of 17 the public and includes a restaurant and barf F. Local centres and childcare facilities located within 2km of the Site are presented in XFigure 12X. Yiewsley High Street provides a range of community facilities including various fast food restaurants, hairdressers, supermarkets, dry cleaners, news agents and other convenience stores. In terms of crime, between 2007 and 2008 Hillingdon had a greater proportion of violent crimes against the person, burglaries and thefts from a vehicle compared to the averages for the Metropolitan Police and England and Wales. Information on existing conditions has been compiled from the air quality, noise and landscape and visual assessments to understand existing amenity. 17 Information on parks available from the LBH website Hhttp:// accessed 01/04/09

22 Stockley Park Consortium Ltd Stockley Park Phase 3 Figure 12 Community and leisure facilities Page 18

23 Stockley Park Consortium Ltd Stockley Park Phase 3 Likely Effects on the Environment Employment Approximately 373 construction jobs would be expected to be created for the proposed development, of which just over 90 would be expected to fall to local people. There would also be indirect employment as a result of construction workers spending money in the local area, for example. A total of 2,015 jobs would be expected to be created from the operation of the proposed development, of which it is 18 estimated that 378 would be local employees F F. There would also be indirect employment creation of approximately 113 jobs with 19 of these being local employees. This employment generation has been assessed as a significant benefit of the proposed development. Economic conditions and regeneration The employment opportunities and increased local spend would contribute to the economic wellbeing of the area and may potentially contribute to alleviating deprivation and increasing wage levels in the Borough. Community facilities The provision of convenience and amenity retail space would increase accessibility to these types of facilities. This would benefit workers in the business park as well as other workers and residents in the surrounding areas and would reduce the need to travel. Crime and safety The proposed development would see improvements to the landscape and circulation. Part of this involves making the Site more accessible and permeable, bringing with it the risk of attracting crime. This has been assessed as an adverse effect. Amenity During construction, adverse effects from dust and noise generation, and on landscape and views would give rise to an overall temporary adverse effect on amenity. In term of operation once the development opens, it is assessed that there would be an adverse effect only at the nursery and canal towpath, resulting from deliveries to the biomass plant. However, the visual and air quality effects would be negligible and limited to a very short period. Mitigation and Residual Effects There would be beneficial effects from increased employment arising from the proposed development. Stockley Park Consortium Ltd is committed to working with relevant agencies that focus on equipping socially excluded individuals with skills required to enter into employment. Commercial tenants of the proposed development would be required to advertise appropriate employment positions locally. Crime prevention would be secured through appropriate design and implementation of lighting and CCTV systems % of those employed at the existing business park live outside of the Borough and this assumption has been applied to the proposed development Page 19

24 F commonly Stockley Park Consortium Ltd Stockley Park Phase Water resources Introduction This assessment examines the likely significant effects of the proposed development on existing conditions of the Site and the area surrounding it in terms of the natural and man made water resource. A separate Flood Risk Assessment has been undertaken to provide a comprehensive assessment of flood risk. Assessment Methodology Relevant legislation and guidance (such as Planning Policy Statement 23 Planning and Pollution Control) have been followed in the development of the water resources assessment and Flood Risk Assessment. The effects of the Stockley Park Phase 3 development are assessed based on the methodology described in The Water Environment Sub- 19 Objective, Transport Analysis Guide Unit F referred to as WebTAG. Existing Conditions There is existing infrastructure associated with water such as pipe work and pumps located on the Site. Infrastructure for an irrigation system is in place comprising a piped system that loops around the entire business park with connections to the landscaped areas of the Site. An existing public water supply loop is in place to carry potable water into the development plots of the Site and an existing surface water drainage system has been partially installed. Within the Site there are a series of man made water bodies primarily fed from a borehole located in the south-eastern corner of the Site (XFigure 13X). The water quality of the Grand Union Canal immediately adjacent to the Site is chemically fair quality, fairly good for biology, with excessively high concentrations of nitrates and very high concentrations of phosphates. Rock underlying the site contains significant amounts of water that could potentially be used for potable, industrial and agricultural purposes as well as supporting the natural environment. There is an existing public combined sewer that runs from the Site northwards and discharges to a public foul sewer that runs along Horton Road. Foul and surface water sewers are located along Horton Close and Horton Road. The Site is located in an area considered to be a low annual probability of fluvial flooding. Likely Effects on the Environment Both construction and operational effects on water resources are negligible, due to mitigation measures that have been incorporated in the design of the proposed development. Mitigation and Residual Effects Mitigation measures have been incorporated into the Construction Methodology Statement to reduce adverse effects of construction on the local water environment and as such no further mitigation is required. It is the intention of the Stockley Park Consortium Ltd to achieve high levels of sustainability and attempts to reduce water consumption would be made, including: adopting low water use fixtures and fittings; utilisation of rainwater harvesting; and incorporating waste water reuse technology. 19 Department of Transport (2003) The Water Environment Sub-Objective. Transport Analysis Guide Unit Page 20

25 Stockley Park Consortium Ltd Stockley Park Phase 3 Figure 13 Water body adjacent to the site 6 Where to find out more All of the planning submission material including the Environmental Statement for Stockley Park Phase 3 is available for inspection as follows: Local library West Drayton Library Station Road West Drayton UB7 7JS Local Planning Authority office Development Control London Borough of Hillingdon Civic Centre High Street Uxbridge UB8 1UW The planning submission material is also available on the London Borough of Hillingdon s website: Page 21

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