Broadoak Worsley, Salford. Non-Technical Summary March 2013

Transcription

1 Broadoak Worsley, Salford March 2013 Worsley Woodsods Aviary Field The Aviary Old Warke Dam Bridgewater School Worsley Road (A572) Worsley Golf Course Bridgewate ewater Can r Canalal Proposed Dukes Drive Neighbourhood ood Park

2 Contents Introduction... 2 Project Description... 2 Site and Surrounding Area... 2 Project Overview... 3 Need for Residential Development... 3 Need for the Marina... 4 Alternatives... 4 Environmental Assessment Methodology... 5 Scoping... 5 EIA Process... 6 Consultation... 6 Topic Assessment... 7 Traffic and Transport... 7 Historic Environment... 9 Landscape and Visual Impact Ecology and Nature Conservation Air Quality and Climate Land Contamination and Ground Conditions Noise and Vibration Hydrology and Flood Risk Waste Socio Economics Land Use, Recreation and Tourism Further Information References Figures Figure 1: Site Location Plan Figure 2: Site Boundaries Figure 3: Site and Surroundings 1

3 Introduction S.1 This (NTS) has been prepared by RPS on behalf of Peel Investments (North) Limited and Taylor Wimpey UK Limited (the applicants). It summarises the likely significant environmental effects identified within the Environmental Statement (ES) for the proposed development of land north and south of Worsley Road (A572), Worsley, Salford, Greater Manchester, the western and eastern roundabouts of the M60 Junction 13 and ecological works at Aviary Field (Figure 1). The proposed scheme includes residential development, a marina, associated infrastructure, and recreational facilities. S.2 The project requires planning permission from Salford City Council under the Town and Country Planning Act The ES has been prepared in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (S.I No. 1824) (referred to hereafter as the EIA Regulations). The ES accompanies the outline planning application of the development sites (land north and south of Worsley Road and Aviary Field). Given the close proximity of the sites, one ES has been prepared. Project Description Site and Surrounding Area S.3 The two sites for residential development are located to the north and south of Worsley Road, Worsley (centred at NGR SD755005), these are shown in Figures 1 and 2. The north site occupies an area of approximately 5 hectares and the south site an area of 27.1 hectares. The sites lie in Worsley, a village within the built up area of the City of Salford in Greater Manchester. The two sites are divided by the Worsley Road (A572) which connects Junction 13 of the M60 with the western areas of Salford. Features surrounding the two sites can be viewed in Figure 3. S.4 The north site ( Broadoak North ) is roughly triangular in shape and is surrounded by a disused railway embankment which is now a public footpath/cycleway to the north east; Worsley Road to the south east; and hedgerow followed by Worsley Woods and residential properties to the northwest. The north site comprises semi-improved pasture, a fenced off field (used by and located adjacent to Bridgewater School), small area of broadleaved woodland, rough grassland and a pond. S.5 The south site ( Broadoak South ) is roughly rectangular in shape and is bounded by: a disused railway embankment which is now a public footpath/cycleway to the north east; Worsley Road to the north west; disused recreation park land to the south east; and partially mixed woodland, Bridgewater Canal and residential properties to the south west. The south site comprises a small area of mixed woodland, grassland, an angling pond and Sindsley Brook which flows north to south across the site. S.6 Three further sites are also included within the Environmental Impact Assessment (EIA). Firstly, Aviary Field (included as part of the planning application) located north west of Broadoak North and also the western and eastern roundabouts at Junction 13 of the M60. Please note that whilst the works to both roundabouts do not form part of the planning application boundary they have 2

4 nevertheless been environmentally assessed within the ES. The works are recorded as Further Mitigation measures within Chapter 5 of the ES. Project Overview S.7 The residential accommodation proposed would be split over two sites; land north and land south of Worsley Road, Worsley. The development would consist of up to 600 dwellings. All vehicular access to the sites would be via Worsley Road. S.8 The land to the north of Worsley Road Broadoak North would accommodate up to 90 dwellings on approximately 2.4 hectares of the 5 hectare site. This site would also include a community playing field, landscaped areas, access and associated infrastructure. S.9 The land south of Worsley Road Broadoak South would accommodate up to 540 dwellings on approximately 14.4 hectares of the 27.1 hectare site. The site is also intended to include the construction of a new marina and ancillary buildings (to be used as a chandlery and Class A3). The site would also include a local shop (Class A1), children s play area, landscaped areas, access and infrastructure. S.10 There would be a mix of different types of houses including detached, semi-detached, mews, town-houses and apartments. For the purposes of the Environmental Impact Assessment (EIA), it is assumed that the development would be no more than 13 metres in height 3 no. storey pitched roof or 4 storey flat roof near the marina. S.11 With regard to the three further sites included within the EIA; Aviary Field has been identified as a site for potential ecological compensation featuring the creation of marshy grassland and a pond. The works at the western and eastern roundabouts at Junction 13 of the M60, propose widening of the carriageway and improved pedestrian crossing facilities. Need for Residential Development S.12 The justification and need for housing within the Salford City Council (SCC) area is set out in detail in the Planning Statement supporting the planning application, prepared by Nathaniel Lichfield & Partners (NLP 2013). In essence the Councils approach to the provision of housing within their submitted Core Strategy (Salford City Council 2012a) was found to be unsound and was withdrawn. The inspector stated in the examination letter that the core strategy does not demonstrate an adequate and realistically deliverable supply of housing land (Salford City Council 2012b). The letter also stated that Housing is an important, indeed vital, part of the Regional Strategy. S.13 At the Core Strategy examination it was agreed that at least 1600 dwellings per annum are required to meet SCC s housing needs across the Plan period. It was also agreed that there are insufficient greenfield sites within the urban area to meet needs, the shortfall in housing can only be met by the release of greenfield housing sites. S.14 The planning authority has indicated that the Broadoak application site is a potentially suitable site for development. At the Core Strategy examination the Inspector advised that the Worsley area could be called upon to help meet housing need. The location is sustainable, and the application proposes a mix of dwelling types and tenures. The scheme will therefore assist the 3

5 planning authority in meeting its housing needs whilst securing sustainable patterns of development. Need for the Marina S.15 A masterplan for the Bridgewater Canal in Salford (URBED and Landscape Projects 2009) has been prepared for a 4.9 mile stretch of the canal. The masterplan includes the development of a new marina at Broadoak South. The document states that British Waterways indicate the demand for moorings is rising and this is not being matched by the development of new moorings. S.16 The provision of a marina within the proposed development will deliver on the masterplan vision for the Bridgewater Canal area and the demand for new moorings/berths as identified by British Waterways. Alternatives S.17 The proposed development of Broadoak North and South has gone through a number of iterations and refinements. The development has been influenced by a combination of factors including feedback from public consultation, as well as engineering and environmental constraints and opportunities. These are outlined below. S.18 The number of parcels of residential accommodation at Broadoak North was reduced in order to accommodate a community playing field and to expand the areas of informal greenspace. S.19 The parcels of accommodation were rearranged on Broadoak South into a more structured arrangement. The initial design included smaller parcels of accommodation however these have been rearranged into larger, more distinct areas. S.20 Initially the proposed access to Broadoak South consisted of one central spine road however a further access point has been added to the southern site. This means that public transport can enter and leave the site without causing driver delay and also nearby residents can visit the local shop without the need to fully enter the development. S.21 The location of the marina has been changed from a central location within Broadoak South to be located along the southern boundary. This has created a sense of openness in the southern part of the site and views from the Worsley Loop Line can be maintained towards the Bridgewater Canal. S.22 The local community requested the addition of a local shop to the development. The provision of a local shop has therefore been added at a central location on Broadoak South. S.23 The informal greenspace within both sites has been extended and organised into larger parcels of open space. Broadoak North has also seen an increase in the number of trees to be planted. S.24 The masterplan has evolved to incorporate green corridors in order to provide enhanced wildlife corridors. Broadoak South has seen a number of areas of open space joined together to form a wildlife corridor extending to the central greenspace area and along the footpath and recreational cycle route which forms the north eastern boundary of the site. A planting regime has been developed for the area around Sindsley Brook to enhance the wildlife corridor which will feature areas of marshy grassland. 4

6 S.25 The drainage strategy for the sites has evolved alongside the evolution of the overall design. Swales have been incorporated along the tree lined internal network of roads and wetland areas have been incorporated alongside the re-aligned Sindsley Brook in the southern area of Broadoak South. A link channel has also been incorporated into the design to reduce the risk of flooding by allowing water to flow from the brook into the marina. Areas of the development requiring land raising have also been identified and incorporated into the layout design, this will enable efficient water drainage from these areas and reduce the risk of flooding. S.26 Further refinements to the development brought about by a greater understanding of the likely environmental effects of the scheme, included the provision of a newly created wetland area to the north west of Broadoak North at Aviary Field in order to enhance biodiversity, and off-site improvements to the western and eastern roundabouts of Junction 13 of the M60 to respond to changes in traffic conditions close to the site. Environmental Assessment Methodology Scoping S.27 The process of identifying what to consider within an ES (establishing the scope of the assessment) is known as scoping. Scoping is not a mandatory requirement under the EIA Regulations. However, it is recognised as a useful part of the assessment process which helps to identify the main effects that a project is likely to have on the environment. S.28 A Scoping Report was prepared by the applicants and submitted to the planning authority, Salford City Council, in December 2012 (RPS 2012). This report set out the proposed scope of the EIA. A Scoping Opinion was received in January Topic chapters within the Environmental Statement summarise the key points raised in the Scoping Opinion and how they have been addressed. S.29 The following topics were scoped into the EIA as part of the scoping process: Traffic and Transport; Historic Environment; Landscape and Visual Impact; Ecology and Nature Conservation; Air Quality and Climate; Land Contamination and Ground Conditions; Noise and Vibration; Hydrology and Flood Risk; Waste; Socio Economics; and Land Use, Recreation and Tourism. 5

7 EIA Process S.30 Certain types of projects require an EIA to accompany an application for development consent. The EIA for Broadoak North and South has been undertaken in accordance with the EIA Regulations which set out the statutory process and requirements of environmental information. S.31 The EIA Regulations require the identification of the likely significant environmental effects of the project. The process takes into account each stage of the development, including construction and operation. S.32 Assessment of the significance of effects takes into account both the sensitivity/importance of receptors affected and the magnitude of the likely impact in determining the significance of the effect. The significance is generally described as substantial, major, moderate, minor or negligible. Where an effect is described as negligible this means that there is either no effect or that the significance of any effect is considered to be beneath levels of perception. All other levels of significance apply to both adverse and beneficial effects. S.33 The following stages have been completed for each environmental topic within the ES: Scoping of the issues to be addressed by the EIA through consultation with the local authorities and consultees; Description of the environmental baseline (existing conditions); Identification of likely effects; Evaluation and assessment of the significance of the identified likely effects, taking into account any mitigation measures designed to reduce or avoid environmental effects; Identification of any further mitigation measures envisaged to avoid, reduce and, if possible, remedy adverse effects (in addition to those measures that form part of the project); Identification and evaluation of the effects of the project together with other developments planned in the area (cumulative effects); and Submission of the ES to the relevant authorities. S.34 After submission the planning application will be determined by the local planning authority and a decision on whether the project should proceed will be made. Consultation S.35 Consultation with relevant parties has been undertaken during the development of the proposals. The project is located within the administrative area of Salford City Council. Urban Vision Partnership Limited provide development control services to Salford City Council, therefore throughout the project development regular pre application meetings have been held with them to discuss key aspects of the project. S.36 Further to the above, topic specialists have consulted the relevant experts within Salford City Council or Urban Vision Partnership Limited on their approach to EIA. This has included consultation on the method of assessment to be used in relation to air quality and climate; historic 6

8 environment; landscape and visual; noise and vibration; and traffic and transport. Further details are provided in each topic chapter of the ES. S.37 Input to the EIA process has also been received through consultation with or requests of information from a number of organisations, including: The Environment Agency; Greater Manchester Archaeological Advisory Service (GMAAS); Greater Manchester Police; Greater Manchester Ecology Unit (GMEU); Greater Manchester County Bird Recorder; and South Lancashire Bat Group. S.38 As part of the consultation process, the applicant has engaged with the local community and consultation feedback has informed the design process of Broadoak North and South. Further details regarding public consultation can be found in the Statement of Community Consultation (SoCC) which accompanies the planning application. A summary of all pre-application public consultation carried out is detailed below: Public exhibitions were held in locally in Worsley during December 2012 and February 2013; Feedback forms were given to the local residents; Newsletters distributed to the local residents; Posters displayed locally; and A project website. Topic Assessment Traffic and Transport S.39 Broadoak North and South sites will be accessed off A572 Worsley Road which connects with M60 Junction 13 eastern roundabout to the west and A580 East Lancashire Road to the east of the sites. It is a key distributor road and is also a bus route. Bridgewater School is located adjacent to Broadoak North. On the tree lined section which forms the sites frontage there is a footway and street lighting on the northern side of the road only. S.40 Worsley Road does not carry particularly high traffic volumes given its distributor function. However, significant queuing occurs at Junction 13 during the peaks and this queuing and delay extends along the approaches to the roundabouts, including Worsley Road. The queuing at Junction 13 is caused by heavy volumes of traffic entering and leaving the M60 to and from the south, coupled with heavy volumes on the motorway itself and the short weaving distances resulting in slow moving traffic on the motorway. The Highways Agency has improvement proposals which are due to commence in the financial year 2014/2015 which include capacity 7

9 improvements and managed motorway controls. As the motorway congestion has a knock-on effect at Junction 13 roundabouts this will bring some relief to the roundabouts. S.41 Further delay can be caused to traffic outside Bridgewater School due to the drop-off and pick-up activity which occurs on Worsley Road at school opening and closing times. S.42 As part of the development proposals for the sites the following traffic and transport related mitigation will be provided: Site access arrangements which include ghost island right turn arrangements for the school as well as the sites, and pedestrian refuge islands to assist pedestrians crossing the road and discourage the existing on-street parking associated with school pick-up and drop-off; A new footway on the south side of Worsley Road, which will in part sit behind the trees; Pedestrian connections through the sites to integrate with the surrounding area, including to the Bridgewater Canal, the pedestrian/cycle path on the former railway line, and to Salford s proposed Duke s Park to the south; A Travel Plan which will assist future residents to travel by alternative modes to the car; and Provision of off-road parking within Broadoak North site, adjacent to the school, which can be used for pick-up/drop-off activity. S.43 In addition the following measures are recommended as further mitigation: Highway improvement schemes for the Junction 13 western and eastern roundabouts will bring further relief to these junctions. The proposed highway schemes will provide roundabouts with both improved safety and improved capacity. Additional entry capacity is provided on each approach through the provision of a third entry lane in conjunction with a third lane on the circulatory section of the roundabouts; and Improved bus accessibility for the area through the funding of a new seven days a week shuttle bus service connecting the sites and the surrounding local community to Swinton. S.44 A Transport Assessment has been undertaken of the development proposals, which assesses robust traffic forecasts of the travel demands associated with the sites, and the implications of development traffic on the highway network. The worst case forecast increase in peak hour traffic is 28.4% on Worsley Road to the west of the sites (during the AM peak), and as traffic disperses through the network the percentage increase in traffic rapidly reduces. At Junction 13 roundabouts the worst case peak hour increase is 7% at the eastern roundabout and 2.8% at the western roundabout. S.45 The environmental effects of this traffic have been considered in respect of severance, driver delay, pedestrian and cyclist delay and amenity, and accidents and safety. By consideration of the sensitivity of receptors and the magnitude of impact, taking account of the proposed mitigation, all effects have been judged to be negligible both during construction and when the sites are fully operational. 8

10 Historic Environment S.46 An assessment of the likely significant effects of the proposed development on heritage assets has indicated that the closest statutorily protected heritage asset is Drywood Hall, listed at Grade II and located on the north side of Worsley Road, adjacent to Broadoak North. Given the high degree of visual screening, the listed building would not be significantly affected by the proposed development. S.47 There are no registered parks and gardens or registered battlefields within the vicinity of the proposed development area. S.48 There are three conservation areas in the vicinity of the proposed development area, Roe Green/ Beesely Green, St Marks and Worsley Village. The proposed residential development would not be visible from any of these conservation areas and therefore is unlikely to affect their setting. The works at the western and eastern roundabout would however be visible from the St Marks and Worsley Village conservation areas respectively. S.49 The Bridgewater Canal is undesignated but of high heritage importance. In the vicinity of the proposed development area the south western bank of the canal is characterised by residential development. A similar situation applies along the north eastern bank of the canal for most of Broadoak South. A strip of approximately 270 metres may be affected by built development depending on the final design of the scheme. However, the relatively open character of the historic landscape in this area would remain. S.50 In addition there is a locally listed building, the lodge to Drywood Hall, immediately west of the proposed development site. The proposed development would not have a significant effect on this asset. S.51 There is unlikely to be any effect on any other listed building, or setting. No registered parks and gardens, registered battlefields, or conservation areas, or their settings, will be significantly affected by the proposed development. No scheduled monument or other statutorily protected or registered feature, or their setting, will be affected by the proposed development. S.52 There is no evidence that the proposed development area contains below ground remains of the highest significance, or of sufficient significance to warrant preservation in situ. Although there is relatively little evidence for prehistoric activity, there is considerable evidence in the forms of finds and sightings, dating from the 19th century onwards, for the line of the Roman road running from Manchester to Wigan within the wider area. Within the proposed development area itself, HER and other records indicate the probability that Roman remains would be encountered. There is some evidence for 18th century or earlier buildings within the southern part of the proposed development area and the overall archaeological potential is considered to be high. S.53 The mitigation process has designed in the appropriate mitigation as far as possible. S.54 Within the proposed development belts of vegetation would add to existing lines of hedgerows, other field boundaries and road corridors. Open spaces within the development would be framed with tree planting including along the internal roads. At the periphery of the development the structured planting would extend and reinforce existing areas of vegetation and would help soften 9

11 the built line. This planting would create a substantial vegetative corridor which would afford protection to sensitive viewpoints surrounding the sites. S.55 A programme of archaeological investigation will be agreed with the relevant authorities prior to commencement of construction work. This will in the first instance examine the proposed development area through geophysical survey and then focus on identified sites that will be adversely affected by the scheme. Landscape and Visual Impact S.56 The landscape character at Broadoak North and South is described as Urban Fringe Lowland sub: Worsley Woods Wedge within the Salford City Council Landscape Character Assessment (2007). It is made up of a range of landscape types of distinctly different characters. The openness of land within the wider urban fringe Lowland Character Area is described in the SCC landscape character assessment as a relaxing visual contrast to the more densely developed adjoining urban areas. S.57 The sites lie within land designated as Worsley Greenway by Salford City Council (2006). This is a local policy which does not identify any importance in respect of the scenic or aesthetic qualities of the landscape. S.58 The Broadoak North site comprises privately owned agricultural land framed by trees and hedgerows and land currently leased to the adjacent Bridgewater School for use as a playing field. The landscape character is dominated by woodlands which are accessible via well managed woodland trails. There are some attractive features such as mature trees and the pond but the site is marred by the presence of the overhead electricity line and pylon. The site is visually well screened from the surrounding area and views from visual receptors are limited. S.59 The Broadoak South site comprises the farmland of the Worsley Woods Wedge to the south of Worsley Road. The built development at the edges of the Broadoak South site places it in its urban context. The landscape within the site is unremarkable, but there are a limited number of discreet viewpoints outside the boundaries of the farmland (along the Bridgewater Canal and the loop line) where the open areas within the southern part of the site can be seen. The northern part of the site towards Worsley Road is more enclosed and screened and has a lesser importance for adjacent areas. S.60 The proposed development layout is arranged around the existing landscape features within the sites in order to retain an element of the landscape character and pattern. The landscape design has been carefully considered in regard to the surrounding landscape to protect the amenity of views from surrounding areas. Landscape enhancement measures are proposed within the landscape strategy to protect the pleasantness of views from the public footpaths within the sites. S.61 Effects on the landscape character and landscape features during construction of Broadoak North and South have been assessed as moderate adverse. During the construction the majority of existing vegetation within the sites would be retained but some trees would need to be removed in order to gain access and develop the building platforms. The pond within Broadoak North would be retained and the route of Sindsley Brook within Broadoak South would partially be retained. 10

12 S.62 Generally views of construction activity within Broadoak North would be limited due to the enclosed nature of the site. However there would be adverse visual effects on residents of properties which overlook the sites, on those using the footpaths within Broadoak South, the Worsley Loop Line and the towpath along the Bridgewater Canal. Since a construction period of ten years is anticipated, impacts are temporary and reversible. S.63 With regard to the ecological works at Aviary Field there would be some views of the works associated with the construction of the pond and establishment of the wetland area from PRoW 162 resulting in temporary minor adverse effects but views of the works are generally limited due to the enclosed nature of the site. S.64 The construction works associated with the improvements to the M60/Junction 13 eastern roundabout would be visible from Worsley Court House. In regard to the western roundabout works would be partially visible from St Mark s church and there would also be limited views from the John Gilbert public house. The works to both roundabouts would be temporarily visible to motorists travelling in vehicles. S.65 Effects on the landscape character as a result of works at Aviary Field and improvement works to M60/Junction 13 eastern and western roundabouts have been assessed as minor adverse. In regard to landscape features the minimal loss of agricultural land at Aviary Field and the loss of trees at eastern roundabout would have minor adverse effects. S.66 The proposals within Broadoak North and South would result in minimal alterations to the landscape pattern and characteristics that currently exist. Over time the new tree planting and landscape treatments within the green corridors would become more established and would blend in with the wider linear greenway network. The green setting of the residential development would ensure that the wider character of the Worsley Woods Wedge would not be adversely affected. As such operational effects on the landscape character of Broadoak North and South have been assessed as minor adverse. Landscape enhancement proposals would involve the planting of new trees to provide a green infrastructure. There would be gain in landscape features and structure resulting in moderate beneficial operational effects on landscape features. S.67 Effects on the landscape character upon completion of the proposals for Aviary Field and improvement works to M60/Junction 13 eastern and western roundabouts have been assessed as negligible. There would be negligible effects on landscape features as a result of the improvements to the roundabouts. Proposals at Aviary Field would replace species poor grazed grassland with species rich marshy grassland and a pond, resulting in minor beneficial effects on landscape features. S.68 The enclosed nature of Broadoak North means there would be limited views of the proposed development from surrounding areas but there would be some adverse visual effects from properties overlooking the site, Bridgewater School and Worsley Road. S.69 The proposed development within Broadoak South would be partially visible from properties surrounding the site resulting in adverse visual effects. The assessment reflects the change in view from an open view to one in which development will be a visible part of the view. Views from public footpaths which run through Broadoak South would be set within landscape corridors but 11

13 there would be some loss of open views resulting in adverse effects. Effects on views from the public footpaths surrounding Broadoak South such as the loop line and routes along the Bridgewater canal are expected to be minor adverse as a result of the proposed development. Motorists using Worsley Road would have fleeting views of the proposed development. S.70 There would be negligible effects on views from the Court House to the M60/Junction 13 eastern roundabout and also respectively from St Mark s Church and the John Gilbert public house to the western roundabout as a result of the junction improvements. There would be a minor improvement to views from PRoW W162 as a result of the proposals at Aviary Field. Ecology and Nature Conservation S.71 A desk study and ecological surveys of the sites were undertaken during 2011 and 2012 and this data was used to carry out the Ecological Impact Assessment according to the methods set out in the Institute of Ecology and Environmental Management (IEEM) Guidelines for Ecological Impact in the United Kingdom (IEEM, 2006). S.72 There are no sites of international importance, National Nature Reserves or Sites of Special Scientific Interest within 5km of the sites. Worsley Wood local Nature Reserve is adjacent to Broadoak North. There are eight Sites of Biological Importance within 2km of the site including Bridgewater Canal Site of Biological Importance (SBI) and Worsley Woods SBI. Records of bats, great crested newt and several species of principal importance for the conservation of biodiversity in England as listed under Section 41 of the Natural Environment and Rural Communities Act (common toad, Freiberg s crew moss and ten bird species) exist within 2km of the sites. S.73 Both of the sites are predominantly grassland, being either heavily grazed by cattle or intensively managed. There is a marshy pond on Broadoak North and several areas of marshy grassland on Broadoak South. There is a large, heavily fished angling pond on Broadoak South and the Sindsley Brook crosses the site in a north south direction. Wooded corridors and trees and scrub make up the majority of the boundaries. No great crested newts, reptiles, water vole or badger were recorded on the site. Bats use the site for commuting and feeding and there are mature trees on site which have features suitable for roosting bats. All birds recorded were common and widespread and typical of the habitats on the sites. S.74 On site the majority of the broad-leaved and mixed woodland will be retained and incorporated into the development design. Native trees and scrub will be planted to complement the retained trees and to compensate for the loss of some trees to development. A new ecologically enhanced wildlife corridor will be created along the rerouted Sindsley Brook, which will have an improved physical form, and will include new grassland and marshy grassland creation, tree and scrub planting. Wildlife corridors surrounding and crossing the sites will be strengthened by increasing their width or by habitat enhancement including planting and/or better management. A new marina will provide greater foraging potential for bats. S.75 Off-site compensation measures include the creation of a pond and marshy grassland at Aviary Field. 12

14 S.76 During site clearance there are likely to be temporary effects from breaks in the continuity of wildlife corridors, loss of marshy grassland and a pond, loss of foraging habitat for bats and nesting sites for breeding birds. These temporary effects will in the long term be mitigated for by habitat creation either on or off site. In order to create new access roads there will be the permanent loss of trees and scrub which will have a minor adverse effect. There will also be a long term minor effect due to the felling of trees on site which have potential for roosting bats. However, new trees will be planted on site at other locations to compensate for these losses. S.77 As the newly planted trees, scrub and grassland establish and the habitats mature, the operational effects will be largely beneficial. Wildlife corridors, including the wetland habitat near Sindsley Brook and habitat creation at Aviary Field will compensate for the loss of marshy grassland, a pond and breaks in wildlife corridors. S.78 In the long term there will be an increase in the number of visitors using both the loop line wooded disused railway and the Worsley Woods both from an increase in the local population and via displacement of those people currently using the land comprising Broadoak North and South recreationally. It is anticipated that this will not be a significant impact as both sites already sustain a fairly high level of public use and so there is unlikely to be any higher impact activities undertaken here as a result of this development. On site footpath routes would be located to have minimal disturbance upon ecological features. S.79 Impacts to the Bridgewater Canal SBI will be minor in the long term due to an anticipated increase from boat movements following the construction of the marina. Impacts to the canal bank resulting from construction of the marina will be negligible. S.80 Loss of habitats during the construction phase will have short term direct effects. These effects are largely not significant except for the loss of county value receptors namely marshy grassland and the pond. The loss of these habitats is fully mitigated and/or compensated by provision of newly created habitats on site, where possible, and off site. Operational effects of this improved habitat creation are beneficial and significant in the long term. The operational effects on all other VERs are not significant. Air Quality and Climate S.81 The air quality assessment has examined the impacts associated with road traffic movements predicted to be generated by the proposed development. These additional traffic movements would result in the release of additional emissions from vehicle exhausts, which are likely to cause air quality effects at existing sensitive locations close to the sites, such as residential properties. In addition, the air quality within the proposed Broadoak North and South sites has been assessed to determine the suitability of the sites for residential development. Finally, the likely effects associated with construction activities have been assessed. S.82 Baseline air quality in Salford is poor, particularly close to major roads such as the M60 and M602 motorways, and the A580 East Lancashire Road. This is due to the influence of traffic emissions on these busy and congested routes. The Broadoak sites themselves lie well away from any of these major roads. 13

15 S.83 The assessment of the effects of road traffic emissions on existing air quality close to the Broadoak sites has concluded that it is likely the development will lead to some minor adverse effects. Measures to improve air quality are principally being delivered via the introduction of increasingly stringent European emissions standards for new road vehicles. S.84 The assessment of air quality within the Broadoak North and Broadoak South sites has concluded that it is suitable for residential development. S.85 Both the Broadoak North and Broadoak South sites have been identified as being at high risk with respect to air quality impacts during construction. In order to minimise the risk of any air quality impacts, a package of best-practice mitigation measures has been recommended and would be implemented through a CEMP. These mitigation measures would include procedures to minimise dust generation and deposition locally; wheel washing facilities would be used by vehicles exiting the site onto public highways and operations responsible for generating dust would be undertaken only in suitable weather conditions. All construction plant and equipment would be procured to comply with air quality emissions standards. With best practice mitigation measures in place, the air quality effects associated with construction activities at the Broadoak sites are judged to be negligible. S.86 Air quality within the study area is closely related to local traffic conditions and should these conditions change, there would be a subsequent change in air quality as a result. There are no designated ecological sites which are likely to be affected by changes in air quality resulting from increased vehicles numbers and their emissions as a result of the proposed development. S.87 The residential development of the Broadoak sites will lead to emissions of carbon dioxide and other greenhouse gases. The Energy Report, which accompanies the Broadoak planning application contains detailed information on the potential carbon dioxide generation of the development, and the measures that will be put in place to minimise any effects. Overall the effect of the proposed Broadoak development on carbon dioxide emissions and climate change is judged to be negligible. Land Contamination and Ground Conditions S.88 The Ground Conditions and Contamination assessment identified the potential effects associated with the historic land uses of the sites and any associated contamination legacy, any surrounding land uses, such as landfills which may affect the sites and also the effects of earthworks or reprofiling of the sites during the construction phase. The effects on both humans and surface water/groundwater features (controlled waters) has been assessed. S.89 The baseline conditions on the development sites were established through the production of a site specific desk study and associated intrusive site investigation. Both of these are presented as Appendices to the Environmental Statement. S.90 The desk study identified that the sites are underlain by three main types of geology which include sandstone, mudstone and coal measures (layers of sandstone, siltstone, mudstone and coal). Each of the different geological types is considered to have a different sensitivity based on its potential to supply groundwater. Of the geological types which underlie the sites, the sandstone is considered most significant and is designated as a Principal Aquifer. The most 14

16 significant watercourse in the vicinity is the Sindsley Brook which runs through Broadoak South. A detailed site walkover and review of historic Ordnance Survey mapping did not identify any significant sources of contamination from historic land uses as the sites history is limited due to its nature as being open land. S.91 A site investigation has also been undertaken. This involved collecting soil and groundwater samples from across the sites and analysing them in specialist laboratories for contamination. Limited localised contamination was identified in one area of Broadoak South associated with brick fragments. The site investigation also assessed the suitability of the ground for building on. The detailed report identified differing conditions across the sites and made recommendations for building foundation designs to enable construction across the site. Based on the baseline conditions identified proposed mitigation measures have been incorporated within the development proposal and include: Removal of contamination or use of cover systems to minimise the effects; Controlled engineering measures during construction of the marina to ensure that any contaminated groundwater is not drawn into the excavation; and The use of a Construction Environmental Management Plan to ensure that construction materials/chemicals (including fuels for equipment) are stored appropriately to protect groundwater and watercourses and additionally to ensure that any unexpected contamination identified during the construction work is dealt with correctly. S.92 The assessment of effects for both the construction phase and operational phase has considered the following areas: Mobilisation of existing contamination; Generation of drainage run-off; Altering groundwater flow patterns; Accidental spills/releases; Dust generation; and Soil movement and management. S.93 Overall the assessment of effects for the development with regard to land contamination and ground conditions is considered to be negligible. The assessment of construction and operational effects associated with Broadoak North and South did not identify any significant effects upon land contamination and ground conditions. S.94 The ecological potential of marshy grasslands is associated with shallow groundwater levels and the low permeability of the underlying soils. Mitigation has been provided to minimise any potential effects of land contamination arising from the proposed development upon marshy grassland. 15

17 Noise and Vibration S.95 The sites are located in Worsley, Salford and are both accessed off the A572 Worsley Road. Attended baseline noise surveys conducted on the sites confirmed that road traffic noise from the A572 dominates those areas in close proximity to it. S.96 Further away from the A572, noise from the nearby M60 motorway becomes dominant. Noise levels decrease in these areas, but remain relatively constant due to high traffic flows on the motorway network. S.97 Based upon the results of the baseline noise surveys, predicted future traffic flows and a SoundPLAN noise model, an assessment has been carried out to determine the suitability of the sites for its use as a residential development. S.98 The noise model has been used to accurately determine future noise impact on the façades and external amenity areas associated with the proposed residential plots. Results from this noise model have shown that suitable internal noise conditions can be provided by appropriately selected specifications for glazing and ventilation. Due to shielding effects, it is considered that a significant proportion of dwellings can be provided with appropriate internal noise levels by use of standard thermal double glazing and non-acoustic trickle vents. Plots in close proximity to the A572 are likely to require a higher specification of glazing to provide the required level of sound insulation, which will be determined as part of the final design layouts for the propose development. S.99 Results from the noise model have also been used to consider noise levels in external amenity areas. It is anticipated that suitable conditions can be provided by specific use of close boarded garden fences in those areas most exposed to noise from the A572. S.100 An assessment of construction noise impacts has been carried out, based upon expected plant quantities and noise emissions during the nosiest phases of construction (groundwork substructure phases). Moderate adverse effects may be experienced but these can be mitigated by use of best practice construction techniques. The building contractor on site will use these techniques to limit construction noise and vibration effects at nearby noise sensitive receivers. Given the size of the sites; it is likely that construction noise impact will vary significantly at each nearby receptor over time. S.101 Due to ground conditions and the absence of a detailed foundation strategy at this stage of the design process, the requirement for piling in a limited number of areas cannot be ruled out. Moderate adverse impacts may be temporarily experienced should driven piles be used in close proximity to existing residential receivers. Should piling be necessary, the use of bored piles may therefore be more suitable within 20m of existing residential properties. S.102 Should piling not be necessary, there will be no construction vibration effects associated with the proposed development. S.103 Noise and vibration impacts generated by construction traffic would be managed by the contractor, would only occur within core working hours and would follow highway routes as agreed with the local Highways Agency / Local Authority. 16

18 S.104 Operational building services noise impact can be mitigated by appropriate selection of equipment so as not to increase noise conditions at nearby sensitive receptors. Noise attenuators will be incorporated into the detailed design to see that specified plant noise levels are not breached. The specific noise emissions of building services plant will be determined at the detailed design stage. Adherence to the limits set will see that operational building services noise has a negligible effect. S.105 Future operational road traffic flows have been assessed in accordance with the Calculation of Road Traffic Noise document. The assessment has predicted that the noise change associated with operational phase traffic flows will have a negligible effect, at all nearby residential receivers. This is primarily due to the relatively high existing traffic volumes on the local road network. Hydrology and Flood Risk S.106 A Water Framework Directive (WFD) Assessment and a Flood Risk Assessment (FRA) has been prepared for the proposed development. The project is within an area which has been identified by the Environment Agency as being potentially at risk of flooding. The FRA therefore assesses the effects of flood risk and demonstrates how these effects can be reduced to an acceptable level through mitigation measures. S.107 As well as the potential flood risk to some of the elements of the project, the project itself has the potential to increase flood risk elsewhere without the implementation of appropriate mitigation. S.108 The likely effects resulting from the construction and operational phases have been assessed, taking into account the mitigation measures proposed as part of the project. S.109 The project has the potential to have a detrimental effect on the water quality of Sindsley Brook through introducing sediments or split contaminants (stored oils / fuels / chemicals) into these environments. S.110 With the implementation of mitigation measures, it is predicted that the overall effects of the project on hydrology and flood risk will be of minor adverse significance during the construction phase S.111 Mitigation measures which have been identified to reduce the effects on flood risk and hydrology to an acceptable level during construction are: A Construction Environmental Management Plan (CEMP) to be produced prior to construction would ensure that best practice measures would be implemented during the construction phase. The CEMP includes measures to control runoff and thereby mobilise sediment from entering into waterbodies located on and off site; Spill procedures and use of spill kits, together with appropriate drainage systems and containment will be employed; A flood response plan will be produced to ensure that procedures are in place in the event of flooding during the construction phase; The project will use appropriate storage and siting of stockpiles during construction, including provision of gaps to prevent blockage of watercourses and allow unrestricted passage of surface water; 17

19 Sustainable Drainage System (SuDS) will be implemented to ensure that run-off from the site is restricted to acceptable run-off rates, as agreed with the Environment Agency and Local Authority) thereby not increasing flood risk. SuDS techniques will be incorporated within the site and water-bodies such as the canal and marina will be used for water attenuation; and A link channel will be provided from Sindsley Brook to the marina. This will provide an overflow during extreme flood events and reduce flows and subsequent flooding during extreme events. S.112 All activities will be undertaken in accordance with relevant legislation and discharge consents. With the implementation of mitigation measures, it is predicted that the overall effects of the project on hydrology and flood risk will be of minor adverse significance during the construction phase to moderate beneficial during the operational phase. Waste S.113 Current waste management facilities in the area surrounding Broadoak North and South were identified to establish the baseline waste management infrastructure. This revealed that an integrated network of waste management facilities is already established across the nine waste collection authorities of Greater Manchester following a major investment programme. S.114 Waste generated by households in Worsley and the area around the sites is collected by Salford City Council and managed by Greater Manchester Waste Disposal Authority. Waste statistics from Defra identified that between 2011 and 2012, 30.4% of Salford s household waste was sent for reuse, recycling or composting and that it had achieved a significant reduction in the household waste generated per its population compared to previous results. S.115 The management of construction waste will follow the procedures outlined in a Site Waste Management Plan (SWMP) and will comply with legislative requirements and good practice. Waste will be managed according to the waste hierarchy principle and opportunities to reduce, recycle/compost or recover waste will be investigated and implemented where practicable. Any waste removed from the sites will be transported by certified waste carriers to appropriately licensed waste facilities. S.116 Construction of Broadoak North and South and its marina requires changes to the ground levels, which will generate spoil. The design of the development will aim to achieve a cut and fill balance to avoid spoil being removed from the sites. Top soil will be stripped and stored following best practice guidance for reuse in the proposed garden and communal areas. S.117 The majority of the other construction waste streams will be non-hazardous and will be recycled or composted within the Greater Manchester region. The overall effect of construction waste is assessed to be of minor adverse significance. S.118 An Operational Waste Strategy (OWS) has been prepared for the proposed development to estimate the potential waste types and amounts that will be generated by the development in order to fully minimise the waste generated by the proposed development. S.119 Appropriate design of dwellings and external space will provide adequate provision of space for waste storage and encourage segregation and recycling of wastes at Broakoak North and South. 18

20 S.120 There is likely to be a cumulative impact with the other proposed developments in terms of the additional waste generated during construction and operation. However, due to the recent investment in Greater Manchester s waste infrastructure it is expected that the waste from Broadoak and the other proposed developments can be accommodated. Socio Economics S.121 For the purposes of the assessment of socio economic effects the local area has been defined as the administrative area of Salford. The assessment has used the latest published data on the characteristics of Salford, its population, labour force, business base and housing market. S.122 The baseline for Salford is one of a growing population which at the time of the Census 2011 comprised 233,900 people and had grown by 8% over the 10 years since the previous Census. There were approximately 103,000 households at the time of the 2011 Census, and the number of households had increased by 9% over the last ten years. Examining the type of households in Salford, the Census data reveals that the proportion of family households decreased by 2% over ten years, which is likely to be a result of the increase in smaller households and the supply of smaller homes in locations such as Salford Quays. Unemployment, recorded at over 10% during 2012, is relatively high compared to regional and national comparators. In terms of employment by sector, the construction sector is an important source of jobs with 7,500 people employed in this sector. S.123 At the time of the 2011 Census there were 52,126 owner occupied homes within Salford, representing 50.3% of the total housing stock. This compares to 63.4% owner occupation at national level in 2011, illustrating that Salford s tenure profile is skewed away from the national average. Furthermore there was a 5.5% reduction in the proportion of owner occupied stock in the city over the period Therefore Salford s stock of owner occupied properties is reducing in relative terms. The housing stock profile of Salford is skewed towards smaller property types and the stock of family sized homes (semi detached and detached) is relatively small compared to the regional and national averages. S.124 During the construction phase project expenditure will be over 50 million. Approximately 108 net jobs in the construction sector will be created over the 10 year construction period. There will be knock on effects associated with spending in the local economy during the construction phase. S.125 During the operational phase there are likely to be effects relating to the population of Salford, employment and labour force effects, expenditure effects, visitor expenditure effects, local service effects and also potential revenue effects related to Council Tax and New Homes Bonus payments. A summary of the likely effects during the operational phase is provided below: S.126 Employment effects jobs will be created in a shop and café which will be developed as part of the scheme. The proposed marina will also generate employment associated with its operation. Approximately 16 jobs could be created during the operational phase. The employment effects will be of minor beneficial significance. S.127 Population effects the proposed development will lead to an increase in population in the order of 1,440 people, with the majority of new residents being of working age. Households 19

21 occupying new properties are also likely to contain dependent/ non dependent children. The population effects will be of minor beneficial significance. S.128 Labour force effects the proposed development is likely to be primarily occupied by people of a working age that are economically active. It is estimated that approximately 1,080 working age and economically active residents might live in the proposed development. The labour force effects have been assessed to be of moderate beneficial significance. S.129 Housing market effects the proposed development will create a choice of large homes that are suitable for family households. Over 50% of the proposed homes could be large properties that are suitable for families. This will assist in improving the choice of homes available in the housing market. The proposed development will also assist in the delivery of new affordable homes, as well as assisting in creating more opportunities for owner occupation. The housing market effects have been assessed as being of moderate beneficial significance. S.130 Household expenditure effects households occupying new homes in the proposed development will spend household income on a range of products and services and a proportion of this expenditure will be retained within Salford. Over 7 million spending power will be created every year, and it estimated that approximately 4.3 million of this spending could be retained in Salford which would benefit local shops and services. Household expenditure effects have been assessed as being of moderate beneficial significance. S.131 Visitor expenditure effects the proposed marina will help attract boaters, boat enthusiasts, day/ overnight and leisure visitors. Approximately 500,000 expenditure associated with the marina and tourism could be created. Visitor expenditure will potentially flow to local businesses and service providers, providing a source of custom and assisting in the growth of the local economy. The visitor expenditure effects have been assessed as being of a moderate beneficial significance. S.132 Local service effects households occupying new homes will potentially place additional demands on local services such as healthcare and education facilities. The assessment has considered demand and local capacity issues and has concluded that local service effects are of minor adverse significance. S.133 Council Tax effects additional Council Tax revenues will be generated by occupied homes in the proposed development. The additional Council Tax revenue is estimated to be 1.27 million per annum. Council Tax effects associated with the proposed development are assessed as being of minor beneficial significance. S.134 New Homes Bonus effects additional New Homes Bonus payments will be generated by the development of new homes for sale. New Homes Bonus payments are estimated at 7.2 million over 6 years. New Homes Bonus related effects have been assessed as being of moderate beneficial significance. S.135 School Places - It is recognised that alongside other development proposals, Broadoak North and South would generate increased demand upon primary school places. The developer will enter into discussions with the City Council regarding the provision of the requisite number of additional primary school places. 20

22 Land Use, Recreation and Tourism Land Use S.136 The development of the Broadoak sites would lead to the loss of approximately 26.6 ha of agricultural land. The majority of this land comprises low quality agricultural land graded 3b, 4 and 5 according to the 1988 MAFF Agricultural Land Classification system. In addition, a small area of approximately 5.4ha best and most versatile grade 2 and 3a land on Broadoak south would be lost. However, it is considered when taking into account the location of this higher quality land in an area surrounded by residential land use and that is subject to public access along a number of public footpaths, that the potential of this land as best and most versatile is unlikely to be exploited in the long term. S.137 Two farm holdings based at Burgess Farm and Garrett Hall Farm would be affected by the proposal. The Burgess Farm operation is about to be relocated, by agreement with the Peel Group, to a new base at Platfold Farm located nearby. This holding would include additional land that would compensate for any loss of grazing arising from the development of Broadoak North and South. Recreation and Tourism S.138 A number of public footpaths cross the Broadoak South site and there is a small fishing lake which is licenced to the Salford Anglers Club. During construction, the public footpaths would be temporarily stopped up and diverted and the angling club would be provided with alternative facilities in the local area. Other local facilities, including the Worsley Woods, Worsley Golf Club, the proposed Dukes Drive Country Park and the Worsley Loop Line would not be affected by the project. Measures would be put in place to minimise any temporary disruption to the use of the Bridgewater Canal during the construction of the link between the canal and the new marina. S.139 Once construction is complete, all public rights of way crossing the sites would be reinstated, with some diverted to take account of the residential layout and on-site landscaping proposals. In addition, a range of new facilities would be provided including a marina accessed from the Bridgewater Canal; new pedestrian routes within the sites with further linkage to routes such as the Worsley Loop Line and paths within the proposed Dukes Drive Country Park; and a new football pitch adjacent to Bridgewater School, which would be a shared facility between the school and the local community. These would provide additional facilities of benefit to both local residents and visitors to the area. 21

23 Further Information S.140 This NTS has been prepared by RPS Planning and Development. The ES, including this NTS, can be viewed at: Salford City Council, Development Management, Emerson House Albert Street Eccles Salford M30 0TE S.141 A paper copy of the full ES can be obtained for a cost of 350 or an electronic copy (CD Rom) for a cost of 5. Paper copies of the ES can be obtained from the following address: RPS Planning and Development, 20 Western Avenue, Milton Park, Abingdon, OX14 4SH 22

24 References HMSO (2011) Town and Country Planning (Environmental Impact Assessment) (England) Regulations 2011 (S.I No. 1824). HMSO (1990) Town and Country Planning Act IEEM (2006) Guidelines for Ecological Impact Assessment in the United Kingdom. IEEM. Nathaniel Lichfield & Partners (NLP) (2013) Planning Statement Land at Broadoak North & South, Worsley Proposed Residential Development, Marina, Associated Access and Landscaping. RPS (2012) Broadoak North and South, Worsley: EIA Scoping Report. Salford City Council (2012a) Publication Core Strategy. Salford City Council (2012b) Salford Core Strategy Examination. Letter dated 26 th September Salford City Council (2007) Landscape Character Assessment: Urban Fringe Lowland. Salford City Council (2006) Unitary Development Plan URBED and Landscape Projects (2009) Bridgewater Canal Corridor Masterplan. 23

25 FIGURES

26 FIGURE 1: SITE LOCATION PLAN

27 Key: Site boundary O:\7901 Broadoak Residential\Tech\Drawings\ dwg Title: Site Location Plan Project: Broadoak North and South Scale: 1:50000 Date: Dec 2012 Drawn: AVG Checked: JW Revision:. Figure Number: 1 Crown Copyright, All rights reserved License Number