LAND NORTH OF STAFFORD

Transcription

1 REPORT N O ESVOL3 LAND NORTH OF STAFFORD ENVIRONMENTAL STATEMENT VOLUME 3: NON-TECHNICAL SUMMARY JULY 2016

2 LAND NORTH OF STAFFORD ENVIRONMENTAL STATEMENT VOLUME 3: NON-TECHNICAL SUMMARY Akzo Nobel UK Limited Project no: Date: July 2016 The Victoria Manchester M50 3SP Tel: +44 (0) Fax: +44 (0)

3 QUALITY MANAGEMENT ISSUE/REVISION FIRST ISSUE REVISION 1 REVISION 2 REVISION 3 Remarks Final Date July 2016 Prepared by Various Signature Checked by Emma Eldred Signature Authorised by Andy Ricketts Signature Project number Report number File reference ESVOL3 ES\Vol 3 NTS

4 1 TABLE OF CONTENTS INTRODUCTION... 2 THE PROPOSED DEVELOPMENT... 3 WHAT IS THE EXISTING ENVIRONMENT LIKE IN AND AROUND THE SITE?... 5 ENVIRONMENTAL EFFECTS... 6 WHAT HAPPENS NEXT WHAT IF I WANT FURTHER INFORMATION?... 10

5 2 INTRODUCTION OVERVIEW Akzo Nobel UK Limited (the Applicant ) is seeking to obtain outline planning permission for a residential-led mixed-use development at (the Site ). The Proposed Development will provide up to 700 new residential properties, a 60 bed elderly living facility, a local centre, a primary school, access and green infrastructure. The Proposed Development is part of the wider North of Stafford Strategic Development Location (SDL) identified in the Plan for Stafford Borough , (adopted June 2014) for which the North of Stafford SDL Masterplan Document has been prepared to show how the SDL will be delivered. As part of the planning process, an Environmental Impact Assessment (EIA) has been undertaken to understand the potential environmental effects that the Proposed Development may have on the surrounding local environment and residents during construction and once complete (i.e. it is operational). WHAT IS AN ENVIRONMENTAL IMPACT ASSESSMENT? An EIA is a process that identifies the key environmental effects of a development and suggests ways that these effects can be reduced and/or managed. It is a requirement of UK law (derived from an EU Directive) for large developments that have the potential to cause significant environmental effects. The findings of this process are reported in a document called an Environmental Statement (ES) submitted to the local planning authority, which in this case is Stafford Borough Council (SBC). The ES will be in the public domain for anyone to review on line in SBC s planning public access. WHAT IS A NON-TECHNICAL SUMMARY? The full results of the EIA (inclusive of methodologies of assessment, baseline information and the outputs of the technical assessments) are available in the ES (for which there are three volumes). The findings are then summarised and presented in this Non-Technical Summary (referred to as Volume 3). A number of other technical documents have also been submitted to SBC and these are clearly referred to in the ES. This document is presented as a series of key questions and answers regarding the Proposed Development. This document aims to explain how identified environmental issues will be addressed by the Applicant during the construction of the Proposed Development and once it is completed. A greater level of detail is available in Volume 1 which is also supported by many detailed and technical appendices in Volume 2.

6 3 THE PROPOSED DEVELOPMENT WHAT IS THE PROPOSED DEVELOPMENT? The Proposed Development comprises up to 700 residential dwellings, a 60 bed elderly living facility, a local centre, a primary school, access and green infrastructure. The primary school which is 1 form entry and local centre are located within the south eastern part of the Site so that they are accessible to existing residents. Whilst, at this stage it is not possible to define exactly what uses will be developed within the local centre, shops, financial and professional services, restaurants and cafés, hot food takeaways and / or non-residential institutions uses may potentially be developed. A considerable area of green infrastructure (green space) is proposed along the western, northern and eastern boundaries of the Site and within the Site. The existing 5 ponds within the Site will be retained with residential areas designed around them. It is anticipated that much of this green infrastructure will be planted with native species consisting of a species mix similar to that already found on the Site and as far as possible of local provenance to provide ecological habitats and landscape enhancement. The Proposed Development includes access off the A34 Stone Road and additional access from the A513 Beaconside. The proposals also allow for potential future access to the wider North of Stafford SDL. The Proposed Development will provide high quality pedestrian/cycle links throughout which will connect to the cycle route on Marston Lane as well as the consented Marston Grange residential scheme to the south of the Site and wider North of Stafford SDL to the east. WHERE IS THE DEVELOPMENT? The Site comprises an area of approximately 39.6 hectares (ha) and is located approximately 3km to the north of the centre of Stafford. The boundary of the Site is illustrated on Figure 1. The Site is bound to the west by the A34 Stone Road beyond which lies the Prime Point and Prologis Park employment area to the south west and the Redhill Business Park employment area to the west. Agricultural fields and Redhill Farm are located to the north. Further agricultural fields and Marston Lane bound the east of the Site with the A513 Beaconside forming the far southern boundary of the Site beyond which is the Parkside residential development. A partially constructed residential scheme is also located to the south. HOW HAS THE DESIGN CONSIDERED ENVIRONMENTAL CONSTRAINTS AND OPPORTUNITIES? The design of the Proposed Development has considered a number of the surrounding environmental constraints and incorporated a number of measures to minimise the effects of the Proposed Development. Through the design process it was identified that highway capacity improvements would be required to reduce congestion on the local road network. As discussed above, this has included the provision of access points on both the A34 and the A513. Sustainable travel options were also a key consideration in the delivery of the development including pedestrian/cycle connections to the wider area and public transport routes from the Site, accessed by safe pedestrian routes through the Site. The consideration of noise from the surrounding road network has been a key consideration in the development of the masterplan from the outset. An environmental noise assessment was

7 4 undertaken to ensure that the school and residential development are located in areas where recommended noise standards and guidelines can be better achieved. Very small areas of the Site are located in areas which have the potential to flood. As such the Proposed Development has been designed to ensure that all built form and key highways routes are situated outside of these areas. Furthermore, the design of the Proposed Development mimics the existing drainage regime and establishes potential surface water attenuation features to restrict water flow to Marston Brook, creating capacity during extreme rainfall events. To reduce effects on local wildlife, the Proposed Development will retain the five existing ponds within the Site. The Proposed Development will also create new areas of Green Infrastructure which will be planted with trees, hedgerows and other native species. Green Infrastructure will be provided throughout the Site providing green corridors which will connect to the wider area. WHEN WILL IT BE BUILT? The Proposed Development will be submitted for outline planning approval. Assuming planning approval is granted, further detailed planning applications will then be made for approval of the details of design, layout, internal access and landscaping. Assuming these reserved matters are granted, the Proposed Development will be built over about 16 years, with construction expected to start in 2017 and completed by the latest in The Proposed Development will be developed as a series of five distinct phases which will be subject to market conditions. The western part of the Site will be developed first with development generally being progressed from west to east. It is likely that two phases will be under construction at the same time during the construction period. It is assumed that the local centre and the Primary School will be constructed during phase 3. WHO HAS BEEN TOLD ABOUT THIS DEVELOPMENT? Consultation has been undertaken with a range of statutory and non-statutory regulators, including SBC, Staffordshire County Council (SCC), Environment Agency, Natural England, Highways Agency, Seven Trent Water and Historic England. A series of public consultation events were held in January and February 2013 and again in July In addition, letters and leaflets were distributed to local homes and businesses and a website established.

8 5 WHAT IS THE EXISTING ENVIRONMENT LIKE IN AND AROUND THE SITE? The Site is located on an area of rural land on the northern urban fringe of Stafford approximately 3km from Stafford town centre. THE EXISTING SITE The Site comprises of currently undeveloped land of agricultural arable fields, waterbodies, trees and hedgerows. The hedgerows predominantly comprise of hawthorn, blackthorn, ash and oak with occasional beech, sycamore and common lime. Species of trees on the Site include hawthorn, elder, holly, blackthorn, oak, wych elm, lime, alder, beech, hazel, sycamore, ash and willow. The Site is currently used for arable agricultural purposes including crops of barley and wheat. Within the Site there are five ponds and a ditch. There are numerous watercourses through the surrounding landscape, often following well vegetated field boundaries. Marston Brook is the closest watercourse located approximately 25m to the east of the Site at its closest point. Sandyford Brook is located beyond Marston Brook to the east. SURROUNDING LAND USES The land use in the surrounding area comprises of agricultural land along the north and eastern boundaries, with Redhill Farm to the north of the Site, and Marston Gate Farm located to the east of Marston Lane. Residential areas include Phase 1 of the consented Marston Grange residential scheme (formally known as HP13) which is located to the immediate south of the Site and the Parkside residential estate which is located to the south beyond the A513 Beaconside within the northern fringe of Stafford. Stafford Common which is designated as a Site of Biological Importance (SBI) is located to the south east of the Site. Prime Point and Prologis Park employment area is located to the south west of the Site and the Redhill Business Park employment area which includes the Redhill Farm Wet Woodland SBI is located to the west of the Site, across the A34. There are no schools or care homes immediately bordering the Site. The closest school, Parkside Primary School, is located approximately 500m to the south of the Site. EXISTING ACCESS The Site is located between the A34 Stone Road to the west of the Site, the A513 Beaconside to the south of the Site and Marston Lane to the east of the Site. There is no formal access across the Site at present. Informal access through a gate is provided for farmers via Marston Lane. Public access to the Site is currently restricted. There are currently no public footpaths, cycleways or public transport services through the Site. The key environmental receptors considered within the ES are illustrated in Figure 2.

9 6 ENVIRONMENTAL EFFECTS IS THERE LIKELY TO BE ANY CONTAMINATED LAND OR GROUND CONDITION ISSUES WITHIN THE SITE? No. Contamination was not encountered in site soils or groundwater during a ground investigation undertaken on the Site. The ground investigation has also confirmed that there is no ground gas or risks from unstable or compressible ground conditions. Best practice measures, including the Environment Agency s Pollution Prevention Guidelines will be adhered to at all times during the construction phase. The Proposed Development also includes a temporary and permanent drainage strategy. The temporary drainage solution would be implemented during the construction phases to collect, store and subsequently discharge surface water. This drainage system would also include a control system to ensure sediments or contaminants (from accidental spillages) do not enter the existing on-site or off-site water features. WHAT WILL HAPPEN TO LOCAL AIR QUALITY DURING THE CONSTRUCTION AND OPERATION OF THE NEW SCHEME? An assessment of air quality and dust from construction activities has been undertaken. Standard mitigation measures such as the use of water sprays and dampening measures will be used to keep vehicles clean and reduce dust pick up from dusty roads. These measures will be formalised through a Construction Environmental Management Plan (CEMP), which will be agreed with SBC. Through using these best practice measures, effects on and around the Site are unlikely to be perceptible and no long-term effects from the dust are envisaged. Traffic associated with the Proposed Development was also assessed. The assessment confirmed that all air quality objectives will be complied with. WILL THERE BE A LOSS OF AGRICULTURAL LAND DUE TO THE DEVELOPMENT? Yes. A site specific survey has been undertaken which identified areas of very good quality agricultural land within the Site which will be lost as a result of the Proposed Development. Where possible the Proposed Development will seek to re-use higher quality soils in the creation of landscaped areas and green infrastructure. WILL THE DEVELOPMENT BRING NEW JOBS TO THE AREA? Yes. It has been calculated that the construction of the Proposed Development will create approximately 73 jobs per year over the duration of the construction. Once the Proposed Development is complete, there will be a number of permanent jobs in the new local centre and primary school. WHAT EFFECT WILL THE DEVELOPMENT HAVE ON LOCAL SERVICES? Based on the average household size it is predicted that 1,645 residents may live in the Proposed Development. New resident s help to sustain essential local services, such as education and community facilities but they also generate additional demands on local services which may put pressure on local healthcare. Based on a detailed review of the capacity of local facilities, it was identified that there are limited places for primary school pupils within the Stafford area. The Proposed Development will include

10 7 a new primary school which will accommodate the children likely to live within the new development and provide additional capacity for the wider area. The Site s location, provision of well-designed streets and buildings will provide a place where people will want to live and work. This will have a direct knock-on effect upon the local economy through the availability of labour and increased levels of local spending. Using standard calculations, the Proposed Development is likely to generate approximately 19 million per year in the local economy. WILL THE CONSTRUCTION AND OPERATION OF THE NEW SCHEME CAUSE A LOT OF NOISE? Consideration has been given to the potential noise and vibration effects associated with construction and operational phases of the Development on existing and proposed noise and vibration sensitive receptors. Noise surveys / measurements were taken from the Site and the surrounding area to determine the background noise levels. The current noise environment at and within the vicinity of the Site predominantly consists of road traffic noise. During the construction phase of the Proposed Development, instances of noise and vibration will occur at a noticeable level. However, a number of mitigation measures have been identified with a view to minimising the noise effects of any such works. Any remaining noise and vibration effects will be temporary and local. The assessment of noise levels during the operational phase of the Proposed Development from both traffic and noise generated by the primary school and local centre on dwellings, the elderly living facility and the primary school has identified that noise levels both internally and externally can be appropriately controlled with the use of considerate building layout, screening considerations and building fabric design WHAT ABOUT THE WASTE GENERATED BY THE DEVELOPMENT? There is potential for waste to arise from construction activities during the construction. Waste will be limited to construction materials as it has been assumed that there will be no import or export of earthwork materials off-site and that the material excavated will be utilised on the Site. The Proposed Development will include a Waste Management Strategy and Site Waste Management Plan which will reduce waste generation through re-use and recycling of materials. WILL THE PROPOSED DEVELOPMENT CAUSE AN INCREASE IN FLOOD RISK WITHIN THE SITE AND SURROUNDING AREA? No. A Flood Risk Assessment (FRA) was completed for the Proposed Development which found there to be a low risk of flooding. All of the built development will be located within Flood Risk Zone 1 (low risk). A permanent Drainage Strategy is proposed to limit surface water run-off to less than Greenfield which will reduce current runoff and help alleviate flood risk downstream. A Sustainable Drainage Scheme (SuDS) has been incorporated into the design, which will control and store surface water using a combination of above ground attenuation and underground storage. Construction phase flood risks will be managed via a temporary drainage solution, that will collect, attenuate and subsequently discharge surface water. WILL THE NEW DEVELOPMENT INCREASE DEMANDS ON THE WATER SUPPLY NETWORK? The Severn Trent Water s (STW) Water Resources Management Plans indicated that there is sufficient capacity in the local area to support predicted new development in the region until at least STW also predict an overall surplus in water supply for the region. Confirmation of potable water supply capacity at the Site boundary will be obtained from STW and, in combination

11 8 with the installation of water saving measures in new development, will ensure that potable water demand will be managed. ARE ARCHAEOLOGICAL REMAINS LIKELY TO BE FOUND WITHIN THE SITE DURING CONSTRUCTION? It is likely that the Site historically lay within the agricultural hinterland of Stafford and the villages at Marston and Cresswell, and there is evidence of ridge and furrow cultivation and water meadows in surviving earthwork features in the vicinity of the Site. The setting of these features will be minimised as far as possible through provision of a detailed landscape design. Construction activities have the potential to disturb buried and surface archaeological remains if present. A programme of further targeted archaeological works will be undertaken to ensure that the archaeological potential is fully understood. All works will be completed in liaison with Stafford Borough Council Archaeological Department. WILL THE PROPOSED DEVELOPMENT HAVE ANY EFFECT ON DESIGNATED ECOLOGICAL SITES? No. The majority of ecological sites within the surrounding are too far or not connected to the Site in any way. There is potential for disturbance to the Stafford Common Site of Biological Importance as a result of an increase in recreational pressure during operation. However, the Proposed Development will include onsite Green Infrastructure. Through suitable design and management of the on-site recreational facilities and provision of notice boards highlighting the sensitivity of Stafford Common and the Countryside code, there should be no effect. WHAT EFFECT WILL THE DEVELOPMENT HAVE ON LOCAL WILDLIFE? A full suite of ecological surveys were carried out at the Site by qualified ecologists along with a desk study of information relating to local wildlife and designated sites. These surveys found that the majority of the Site is arable land with a small amount of interlinked habitats of Local value across it including hedgerows, trees and ponds. The construction of the Proposed Development reduces the available habitats (trees and hedgerows) on-site and reduces connectivity to the wider environment. However the proposed Green Infrastructure will provide an opportunity to maintain a number of the valuable habitats (ponds and boundary hedgerows) and introduce a number of native species within the Site, with the benefits of this to be maximised through an Ecological Management Plan. The surveys have identified that the Site supports a range of bird species throughout the year, part of the territory of a badger clan and foraging and roosting habits for widespread bat species. Appropriate licences will be obtained from Natural England to remove the badger sett and if necessary bat roosts. An alternative sett will be provided either within the Green Infrastructure or in close proximity to the Site. A CEMP will be implemented during the construction phase and an Ecological Management Plan will be implemented during the operational phase to effectively manage and reduce potential effects on habitats and species and maximise biodiversity gain. WHAT ABOUT THE LANDSCAPE CHARACTER AND VIEWS ACROSS THE SITE? Existing landscape features, designations and views were identified as part of a baseline landscape and visual impact assessment. During the construction phase, there is likely to be a change in views and the character of the landscape due to the movement of mobile plant, partially constructed buildings and groundworks. However, the existing ponds and boundary hedgerows will be retained which will ensure distinctive features within the Site are retained.

12 9 Once completed, the landscape and views will alter due to the introduction of buildings on previously agricultural land. The Proposed Development incorporates considerable Green Infrastructure which includes the retention of boundary hedgerows and the five ponds on the Site with further enhancement through the implementation of scattered trees and shrubs and additional planting of native species which will help to reduce changes to the landscape and views of the Site. HAVE THE ENVIRONMENTAL EFFECTS OF THE PROPOSED DEVELOPMENT IN CONJUNCTION WITH OTHER DEVELOPMENT IN THE AREA BEEN CONSIDERED? Yes. In accordance with the relevant legislation, a comprehensive assessment of cumulative effects has been undertaken as part of the ES. Cumulative effects are either a number of effects from the Proposed Development all happening at once or when different developments are being built out or operational at the same time. The assessment has fully considered both types. The other developments considered include Marston Grange (site formally known as policy HP13), Land Between Beaconside and B5066 Sandon Road, Hopton, Land Opposite Hopton Garage Sandon Road Hopton and the remainder of the North of Stafford SDL. The locations of these developments are shown on Figure 3. Different environmental effects from the Proposed Development are likely to occur concurrently during the construction and operation phase. Those likely to be affected are existing residents. The different and concurrent environmental effects are construction noise and vibration and a change in their view/s but this will not apply to all residents. During the operational stage, such effects are likely to be limited to those living close to Common Road. The different developments being built out at the same time are all in the North of Stafford (as shown on Figure 3) and are all located on Greenfield sites. The environmental effects are therefore likely to be similar across all of these projects. The key issues associated with different developments being built concurrently are limited to a loss of agricultural land, potential for increased noise from road traffic, changes to the historic and local landscape character and views and effects on ecological habitats and species (including bats, birds and badgers). However, there are also a number of positive effects across all of the projects, associated with the creation of local services including new primary and secondary schools and local centres, temporary and permanent employment opportunities and increased spend in the local community. There is also the potential to increase biodiversity in the wider area.

13 Red Line Boundary A3 : 5,000 Figure 1 Key Application Site Boundary ± Contains Ordnance Survey data Crown copyright and database right 2016 PROJECT: PROJECT No: Client: Akzo Nobel UK Ltd Drawn: GH Checked: EE Approved: AR Revision: A Date: July 2016

14 Sensitive Receptors Figure 2 A3 : 21,000 ± Key Application Site Boundary 2km Study Area Stafford Common SBI Designated and Non-Designated Heritage Sites Marstongate Farm Redhill Farm Ridge and Furrow Earthworks Water Meadows Historic Field Divisions Historic Landscape Character Units Drained Wetlands Early Reorganised Piecemeal Enclosure Early Small Rectilinear Fields Historic Environment Character Zones Marston Gate & the Marston Brook North east of Cresswell Stone Road Healthcare Facilities GP Practice Marston Brook Sports and Fitness Educational Establishments Primary Secondary Other Educational Facility Foodstores )" )" NISA-Today's Parkside Neighbourhood Centre Contains Ordnance Survey data Crown copyright and database right 2016 PROJECT: PROJECT No: Client: Akzo Nobel UK Ltd Drawn: Checked: Approved: Revision: Date: GH EE AR A July 2016

15 Location of Committed Developments A3 : 12,500 ± Key Application Site Boundary Committed Developments Remainder of the North of Stafford SDL - Residential Remainder of the North of Stafford SDL - Employment Marston Grange (Site Formally Known as HP13) Land Between Beaconside and Sandon Road Land Opposite Hopton Garage Contains Ordnance Survey data Crown copyright and database right 2016 PROJECT: PROJECT No: Client: Akzo Nobel UK Ltd Figure 3 Drawn: Checked: Approved: Revision: Date: GH EE AR A July 2016

16 10 WHAT HAPPENS NEXT The ES has been submitted to the SBC planning department to assist council officers and councillors to make a decision on the planning application. During this period of determination, SBC will continue to contact government bodies and agencies for advice on the new development and the information presented within the ES. Members of the general public will also have the opportunity to make comments on the application during this time. The feedback from these discussions will be taken into consideration by SBC in reaching their decision. WHAT IF I WANT FURTHER INFORMATION? The ES will be available to view on line in SBC s planning public access. Hard copies can be provided of the full document at a cost of VAT. Copies of the NTS can be provided on at no cost from or 20 for a hard copy. Please contact the individuals below for more information: Andrew Ricketts Address: One Queens Drive, Birmingham, B5 4PJ Andrew.Ricketts@WSPGroup.com Contact Number: Contact: Emma Eldred Address: The Victoria, The Quays, Salford, Manchester, M50 3SP Emma.Eldred@WSPGroup.com Contact Number: +44 (0)

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