North Leigh Park Group Limited North Leigh Environmental Statement Volume 3 Non-Technical Summary

Transcription

1 Park Group Limited Environmental Statement Volume 3 Non-Technical Summary NTS February 2012 Ove Arup & Partners Ltd St James's Buildings Oxford Street Manchester M1 6EL arup.com 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. Job number

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3 Park Group Limited Contents 1 Introduction 3 2 Site context 5 Page 2.1 Context The application site Existing access The surroundings 6 3 The proposed development Overview of proposals Access Construction Alternatives considered 8 4 Approach to Environmental Impact Assessment 9 5 Technical assessment summaries Air Quality Ecology and nature conservation Ground conditions and contamination Heritage Assets Landscape and visual amenity Noise and vibration Socio-economics Waste Water Resources 26 6 Where to find more information 28 \\global\london\ptg\icl-jobs\214000\ Masterplan\4 Internal Project Data\4-05 Arup Reports\ES\ES document\post client review\volume 3 NTS\ NTS - final.docx

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5 Park Group Limited 1 Introduction This Non-technical Summary (NTS) has been prepared for Park Group Limited (NLPGL) by Ove Arup and Partners (Arup), to accompany the Environmental Statement and outline planning application submitted to Wigan Council ( the Council ) for the development of the site (hereafter the application site), for a project known as across 75.67ha of land south of Hindley Green. This NTS is Volume 3 of the Environmental Statement (ES) for, it provides a summary of information contained in Volume 1 and 2 of the ES; main text and appendices respectively. The outline planning application is for employment land, residential use, open space (including recreational areas and habitat) and road infrastructure. Outline planning permission is being sought to establish the general design principles of the proposed development. Details of access are included in the application, with details of scale, appearance, layout and landscaping are reserved for future determination (the detailed planning stage). In addition to the full ES prepared for the site, a number of other drawings and documents have been prepared to accompany the outline planning application and aid the decision making process. These are detailed in the Planning Design and Access Statement (PDAS) submitted as part of this planning application. Structure of the Non Technical Summary The Non-technical Summary is structured as follows: Section 2 describes the location, the existing site and its surroundings Section 3 contains a description of the proposed Park development Section 4 describes the EIA process which has been followed during the preparation of this ES Sections 5 contains the technical environmental assessment sections for the following disciplines: o o o o o o o o o air quality ecology and nature conservation ground conditions and contamination heritage assets landscape and visual noise and vibration socio-economic waste; and water resources. Page 3

6 Park Group Limited Section 6 contains details of where further information can be found relating to this project. Page 4

7 Park Group Limited 2 Site context 2.1 Context The site comprises approximately 75.67ha of land situated to the south-east of Wigan. The redline boundary is illustrated in Appendix 1. The site of the proposed development is located on the eastern side of the Wigan Borough, within one of the ten local authority areas within Greater Manchester. Leigh town centre is just over 3km to the south, Wigan town centre is 8km to the west, Warrington is 18km south and Manchester city centre is approximately 24km east. A triangle of highways define the immediate context consisting of the: A577 (Wigan-Atherton Road) A578 (Wigan-Leigh Road) A579 (Atherleigh Way). The former Wigan-Tyldesley-Manchester Railway alignment bisects this triangle in the north of the site. Locally, the site s broad form is defined by the A577 to the north, A578 to the west, Nel Pan Lane to the south, and Lovers Lane to the east. 2.2 The application site The redline plan showing the application site is shown in Appendix 1, which is contained in Volume 2 of this ES. The site currently comprises open space, a number of waterbodies, some dispersed tree coverage and numerous Public Rights of Way (PRoW) and informal unlawfully used footpaths. Currently the land at the site is used as recreational space for walkers and those using the playing fields. The site is also informally used for grazing horses. The majority of land within the site is previously developed, with a significant industrial legacy. The site is underlain by shallow coal seams, with a combination of shallow mineworkings and opencast mining. Approximately 37 mineshafts are anticipated to be on or nearby the site, and the site contains four large colliery spoil mounds. Other areas of the site have been extensively quarried and subsequently backfilled with landfilled wastes, the extent and nature of which is currently under investigation. The landfills are a potential source of contamination which may impact site users and neighbours, adjacent watercourses, groundwater, flora and fauna, including hazardous (noxious and explosive) ground gases. In addition, they pose a potential ground stability issue. Other historic uses of the site that may also pose a potential contamination risk include two former scrap-yards and an old sewage treatment plant. 2.3 Existing access The site is bounded by Leigh Road (A578) to the west, the A577 to the north, Westleigh Lane to the east and Nel Pan Lane to the south. There are no existing roads within the site. Page 5

8 Park Group Limited The site is served by pedestrian and cycle networks, however, there is a limited amount of pedestrian and cycle infrastructure on the surrounding roads and junctions. All of the adjacent roads have footways on either side. The footways are typically relatively wide (2m or wider) with grassed verges in places. The primary public transport connections to and from the site is by bus. There are bus stops around the perimeter of the site serving a wide range of destinations. There is no direct rail access to the site. Further details on existing public transport services and their frequencies are detailed in the Transport Assessment which accompanies the planning application. 2.4 The surroundings The site is surrounded by residential properties to the north, east, south and a small proportion of the west of the site. The site is also bordered by two major roads, the A577 to the north and A578 to the west. West Leigh High School is located to the south-east of the site, and a large industrial site (PPG fibreglass works) is located in close proximity to the west. Land uses in the surrounds include a crematorium off Lovers Lane to the east, Atherton Hall and Lilford Park 1.5km to the south-east, a Youth Custody Centre (Hindley) 1km to the west, Pennington Flash Country Park approximately 2.5km to the south, farmland 2km south-west of the site and churches at Howe Bridge 1.5km to the east, and on Firs Lane 1.5km to the south. Westleigh Brook runs north-south through the disused rail corridor. Page 6

9 Park Group Limited 3 The proposed development 3.1 Overview of proposals The development presents an opportunity to provide new housing and employment land in this location that will make a positive contribution to the ongoing regeneration of the wider Wigan district and its surrounding communities. There will be up to 1,800 homes provided across the site as well as warehousing, industrial and office employment land. The development specification and the scale parameters schedule are set out in Appendix 2 and 3 of this ES. In addition to this, a series of parameter plans including the illustrative masterplan are shown in Appendix 4 which is contained in Volume 2 (Appendices) of this ES. 3.2 Access Link road The development will include the construction of a new link road between Atherleigh Way (A579) and Westleigh Lane. This new road will be an adopted public highway that will facilitate the opening up of the development site to regeneration. A network of internal roads will be constructed as part of the development. This network would provide internal connectivity between the site access junctions, restricting the need for development-generated traffic to use the existing highway on the perimeter of the site. Internal access A number of new pedestrian routes will be created through the site. The proposed development accommodates the existing Public Rights of Way (PROW) with minimal requirements for diversions. New pedestrian and cycle only accesses into the development will be created across the site at: Leigh Road (near to Smith s Lane) Nel Pan Lane (opposite Telford Cresent) Westleigh Lane (opposite St Paul s Vicarage) Abbey Lane (via Kilburn Close) Corner Lane (near to Coupland Road). These new links will provide the site with connectivity to the local community and promote pedestrian and cycle movements to and from the site. The public realm will be designed to prioritise pedestrian movements as appropriate. 3.3 Construction The construction details of the scheme are not yet finalised given the outline stage of the scheme. Construction will be undertaken in phases: Page 7

10 Park Group Limited The first phase (Phase 1a) will include construction of around 200 residential properties in the north eastern part of the site. The second phase (Phase 1b) will see the construction of the link road between Westleigh Lane and Leigh Road, the development of up to 600 residential properties and the local centre. The final phase (Phase 2) will see the development of the remaining residential properties (circa 1,000) and the commercial area. The construction works will consist of a number of stages which are expected to include ground investigation; site preparation; species translocation / pond works and enabling works. 3.4 Alternatives considered Do nothing The most significant likely environmental effect of the do nothing option would be the effect on nearby receptors from the likely contamination sources currently present at the site. Allowing the site to remain unused (assuming future use involves remediation) would mean that any potential contaminants from previous land use would remain in situ creating a potential risk to human health, ecological receptors or buildings. Considering the above, the do nothing option was considered not to be viable or desirable. All commercial land The option of having the entire site dedicated to commercial land use could not be delivered on commercial grounds. Commercial land provision often requires an enabling development, such as the proposed residential aspect within, to make the wider scheme viable. All housing The suitability of the site for wholly residential purposes was considered but ultimately dismissed. It was also considered that in the context of the surrounding area, an employment land/residential development mix was desirable so that employment opportunities could be provided for future and existing local residents. Alternative layout The masterplan has been through a series of iterations and redesigns. The current proposals, whilst outline in nature, take account of environmental issues, land ownership and scheme viability to ensure the scheme is deliverable. Where significant environmental effects have been identified, mitigation has been proposed within this ES, to reduce risks of residual impacts. Page 8

11 Park Group Limited 4 Approach to Environmental Impact Assessment The Environmental Impact Assessment (EIA) has been undertaken in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999, as amended. EIA is required for the development due to the size of the site and the fact that an unmitigated scheme may have significant environmental effects. Currently available good practice guidance in EIA has been taken into account, namely: Environmental Impact Assessment: A Guide to Procedures Guidelines for Environmental Impact Assessment Note on Environmental Impact Assessment Directive for Local Planning Authorities; and Circular 02/99 - Environmental Impact Assessment. 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. The main stages in the assessment process have been: Consultation with Wigan Council and appropriate statutory authorities to agree the scope and methodology for each of the topic areas to be considered. Gathering baseline information to establish existing environmental conditions. Assessment of 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. Summarising the Environmental Statement in a Non-Technical Summary (this document). The assessment considers effects during construction and also once the development opens and becomes operational. In addition, effects that could arise from the proposed development together with other development under construction or with another valid planning permission (termed cumulative effects) are also considered. Following discussions with Wigan Council, it was agreed that the following technical disciplines would be considered within the EIA: air quality ecology and nature conservation ground conditions and contamination Page 9

12 Park Group Limited heritage assets landscape and visual noise and vibration socio-economics waste water resources. Summaries of the assessments for these topic areas are included in this Non- Technical Summary within the next section. As a Transport Assessment also accompanies this outline application, an additional Transport section in the EIA is not required. Page 10

13 Park Group Limited 5 Technical assessment summaries 5.1 Air Quality Assessment methodology The air quality 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 European, UK and local (Wigan) objectives and assessment significance criteria. The full assessment is shown in Section 6 of Volume 1 of the ES. The air quality assessment of the proposed development comprises: a review of the existing air quality in the area in terms of: o industry o road traffic o air quality management areas and monitoring assessment of the likely significant changes in air quality arising from the construction and operation formulation of mitigation measures, to ensure any adverse effects on local air quality are minimised; and an assessment of residual effects 1. Existing conditions There are currently five regulated industrial processes within 4km of the site. The closest of these is PPG Industries plant 200m to the west of the site. The principal pollutants produced as a result of traffic emissions that have been identified as being of most concern by the UK Government s National Air Quality Strategy (NAQS) and in Highways Agency guidance 2 are: carbon monoxide (CO) nitrogen dioxide (NO 2 ) fine particulate matter (PM 10 ); and Volatile Organic Compounds, especially benzene and 1,3- butadiene. Wigan Council management and monitoring of air quality has resulted in the declaration of Air Quality Management Areas (where objectives for air quality are not predicted to be met) across Wigan. The extent of the Wigan Air Quality Management Areas (AQMA) in run close proximity to the site are shown below in Figure 1. 1 Residual effects are those remaining after application of mitigation measures 2 Design Manual for Roads and Bridges (DMRB) Volume 11: Environmental Assessment, Section 3: Environmental Assessment Techniques. Part 1: Air Quality. Highways Agency, February 2003 Page 11

14 Park Group Limited Figure 1: Location of Wigan Air Quality Management Areas in relation to the site Likely effects on the environment Monitoring of construction sites in the UK indicates that any increase in dust deposition rates (which can lead to dust nuisance) or general concentrations of dust is usually found well within 200 metres of the construction works boundary. The dominant source of air pollution resulting from the operational proposed development would result from road traffic generation. The principal pollutants of concern associated with this source which can lead to poor air quality are nitrogen dioxide and fine particulate matter (dust). The assessment showed that predicted effects of the operation of the proposed development on nearby roads will be mixed with some areas seeing a positive change in air quality, and others seeing a negative change. The extent of the negative effects will be mitigated with a number of measures, so that only slight negative effects will be felt. Mitigation and residual effects Dust from construction activities would be reduced through mitigation measures such vehicle cleaning and wheel-washing on leaving site, plus dampening of haul routes. The residual effects of construction activities are medium to low risk and would occur for the duration of construction activities only. Page 12

15 Park Group Limited Specific mitigation measures to reduce the effects on air quality from the operation of the site include: sustainable design production and implementation of a Travel Plan to encourage sustainable transport uptake renewable energy use across the development site (to provide 10% of energy demand see Sustainability Statement) promotion of homes shopping through provision of secure drop-off boxes tree planting installation of cycle oaths and improved footpaths. 5.2 Ecology and nature conservation Assessment methodology An Ecological Impact Assessment has been undertaken to assess the potential for effects on habitats and species. The Assessment has been informed by extensive field surveys. The following field surveys were undertaken: Phase 1 habitat survey hedgerow invasive species invertebrate amphibian reptile birds bat badger survey riparian mammals (water vole and otter). The findings of these surveys are detailed in the full ES and ecology Appendix (Appendix 11). Existing conditions There are no internationally or nationally designated sites with respect to nature conservation, such as SAC, SPA, Ramsar sites and SSSI, within the site or within a 2km radius surrounding the site. A number of habitat types were identified on site during the surveys. These habitat types included woodland, scrub, scattered trees, grassland, running water, swamp, standing open water (Waterbodies and lakes), hedgerows and bare ground. The majority were thought to be of local and district importance. Page 13

16 Park Group Limited Potential species identified on site included: amphibians breeding birds a small and declining water vole population bats (no roosts identified, but some activity was recorded). Likely effects on the environment A full assessment of construction and operational effects on ecological receptors (flora and fauna) was carried out. The results are detailed in Section 7 of the ES. Potential construction impacts and their relative importance (from county to district level) relating to fauna or fragmentation of associated habitats are detailed in Table 1. Table 1 Construction impacts related to fauna or fragmentation of associated habitats Level County District Local Local Impact Loss of waterbodies used by amphibians, associated terrestrial habitat and movement corridors Loss of habitat in relation to breeding birds Adverse edge impacts relating to an increases in disturbance Loss of water vole riparian/marginal habitats and impacts on connectivity Loss of bat foraging habitat and impacts on connectivity The effects on ecological receptors from operation, and their relative levels of importance, are summarised below in Table 2. Table 2 Operational impacts related to fauna or fragmentation of associated habitats. Level County Local Local Local Impact Impacts on the migration of amphibian species either through severance and barrier effects. Additional risk related to direct mortality from increased vehicular traffic, inadequate drainage design and lack of adequate management plans to ensure that the waterbodies are maintained as fit for purpose for amphibians Impacts of increased pedestrian traffic on the disused railway at Hindley Green SBI. Impacts on street lighting and light spill from buildings and roads at night in relation to commuting and foraging bats Impact on the movement of water voles either through severance and barrier effects. Page 14

17 Park Group Limited Mitigation and residual effects As part of the scheme, habitat will be created across the site. This is summarised below in Table 3. Table 3 habitat creation across the site Habitats (BAP) Lost area (Approx) New areas (Approx) River Waterbodies Lowland acid grassland Hedgerows Loss of approx 100m 2 for installation of road bridge Loss of 3 UK BAP waterbodies and 5 waterbodies(local) ~1.2ha in scattered isolated pockets ~500m (species poor) intact hedgerow ~647m (species poor) defunct hedgerows Small loss of river habitat offset via proposed improvement to watercourse Replacement of 16 waterbodies (8 amphibian waterbodies and 8 offline waterbodies within wetland habitat) ~3.7ha species-rich acid grassland ~2.6ha species-rich acid grassland within pockets of green space throughout the application site ~2.2km species rich intact hedgerows Reedbed 0ha ~0.86ha Wet woodland 0ha ~2.3ha Lowland mixed deciduous woodland 0ha ~2.7ha Other habitats Lost area (Approx) New areas (Approx) Scrub (areas of dense and scattered) ~2.3ha ~2.8ha (along proposed link road and former disused railway and within areas of green space). ~0.3ha wet scrub planting at woodland / wetland interface ~0.16ha within the network of green corridors Ephemeral ditch ~950m ~1.22km (ephemeral drainage ditches) ~500m (open wet ditch) Acid grassland (heavily disturbed and species poor) ~27.7ha 0ha (recreated as additional areas of species rich acid and neutral grassland) Neutral semi-improved grassland (species poor and heavily disturbed) ~ 2.4ha ~0.9ha species rich neutral grassland ~0.18ha species-rich grassland verges within the network of green corridors Page 15

18 Park Group Limited Swamp ~0.7ha Areas of existing swamp habitat improved and enhanced adjacent to the lake Recreated as reedbed UK BAP and wet / marsh grassland Marshy / wet grassland ~0.16ha ~0.85ha wet grassland habitat (within green swale adjacent to drainage ditches / wet ditches) Broadleaved plantation / scattered trees Improved / amenity grassland ~3.2ha ~12.9ha Offset by creation / enhancement of wet woodland and deciduous woodland UK BAP ~2.6ha planting of broadleaved woodland within areas of green space and green corridors ~2.3ha species-rich managed grassland for recreation ( managed urban green space GM BAP) Offset by creation of areas of species rich acid, neutral and wet grassland habitats and areas of reedbed Tall ruderal Bare ground ~1.2ha ~2ha ~1.5ha wild flower beds and speciesrich shrub borders within garden / landscaped areas Invasive species ~3.5ha Loss offset by the creation / enhancement of UK and GM BAP habitats. Ephemeral / short perennial ~0.7ha Introduced shrubs ~1.5ha Species mitigation will be implemented for: amphibians (outlined and implemented through creation of a great crested newt mitigation strategy) birds (including all site clearance to be done outside bird nesting season, inclusion of bird boxes, habitats creation) bats (including inspection of trees with bat roost potential prior to felling or removal, sensitive lighting during construction, potential use of bat roost bricks) water voles (as part of the wider habitat creation and operational site management plan, it is important that the network of open drainage system and waterbodies are managed appropriately to ensure their long term suitability for water voles). Habitat improvement and creation will enhance remaining habitats. Subsequent management will ensure habitats are brought into condition and become/ remain compliant with the UK Bioiversity Action Plan. The creation of new wetland Page 16

19 Park Group Limited habitats including reedbed, waterbodies and wet scrub will have an overall benefit to site ecology. 5.3 Ground conditions and contamination Assessment methodology An assessment was made of the likely construction and operational effects of the proposed development on the geology, groundwater regime and contamination within the soil and groundwater in the area. Adverse environmental effects associated with ground contamination were considered as follows: pollution of groundwater and surface waters harm to human health, on and off site deterioration of construction materials harm to designated ecological receptors; and limitations to plant growth. Existing conditions BGS Technical Report WN/95/3 Map 3 3 indicates the site to be predominantly underlain by Glacial Till. This is described as firm to stiff friable dark brown clay. Based on the information reviewed, there is a potential for the ground to be contaminated as a result of past uses. The main historical activities relate to mining and quarrying with up to five quarries and potentially two opencast areas of mining located on site. Likely effects on the environment During construction unmanaged exposure of on-site personnel to contaminants could have significant adverse effects for human health. Without mitigation (outlined in the next section), the presence of contaminants would adversely affect users of the future residential and recreational areas within the proposed development. Mitigation and residual effects An outline remediation strategy has been prepared by Wardell Armstrong. This is shown in Appendix 6. A site investigation at the site will be required to confirm ground conditions and the presence or absence of contamination. Extensive mitigation measures would be incorporated into the Construction Environmental Management Plan to protect construction workers from exposure 3 British Geological Survey, A geological background for planning and development in Wigan, Technical Report WN/95/3, Applied Geology of Wigan Map 3 Page 17

20 Park Group Limited to contaminants, to include adoption of a suitable asbestos risk assessment and wearing of personal protective equipment. Remediation during the construction phase will be necessary if contaminants are found at the site. This would include treatment of contaminants onsite. 5.4 Heritage Assets Assessment methodology Heritage assets have been considered in two forms, namely archaeology and built heritage. Assessments were undertaken in accordance with: Planning Policy Statement 5: Planning and the Historic Environment 4 Design Manual for Roads and Bridges 5 Institute for Archaeologists (IfA) Standard and Guidance for Archaeological Desk-Based Assessment 6 Extensive desk based research was undertaken along with a site walk over to ascertain whether any remnants of the site s former uses were visible. An archaeological Technical Appraisal was produced, this is included as Appendix 12 in Volume 2 of this ES. Existing conditions The technical appraisal identified that no Listed Buildings or Scheduled Monuments are present within the proposed development footprint. A site walkover identified the partially upstanding remains of Park Farm Brickworks (mid- 20 th century) in the west of the site, and the remains of a railway embankment in the northern part of the site. These assets are considered to be of medium importance. It was considered that the potential for significant archaeological remains to survive within the site is low. Should any remains survive, they are likely to be from former industrial use on the site, and therefore be of low importance. Likely effects on the environment It is considered that the construction impacts deriving from the proposed development would equate to less than substantial harm as defined in Planning Policy Statement 5. There would be no operational on heritage assets as a result of the scheme. 4 Communities and Local Government (2010) Planning Policy Statement 5: Planning and the Historic Environment 5 Highways Agency (2007) Design Manual for Roads and Bridges, Volume 11 Section 3, Part 2 Annexe 5 6 IFA (2001)Standard and Guidance for Archaeological Desk-Based Assessment Page 18

21 Park Group Limited Mitigation and residual effects It is expected that at the detailed planning application stage further archaeological evaluation to be carried out to investigate the survival of archaeological remains associated with the Park Farm brickworks. These investigations would then enable appropriate mitigation to be agreed. It is proposed that the remains of the disused railway embankment would be subject to an archaeological watching brief during construction to record any surviving features that may be present. No mitigation will be required for the operation of the scheme. 5.5 Landscape and visual amenity Assessment methodology The methodology for this assessment is based upon the guidelines set out in the Guidelines for Landscape and Visual Impact Assessment 7, with references also taken from, Landscape Institute Advice Note 01/2009: Use of photography and photomontage in landscape and visual assessment². The process follows a standard approach in which a series of stages are undertaken: establishment of baseline conditions assessment of the landscape s sensitivity to the construction and operational stages of the development assessment of magnitude of likely environmental effects from the proposed development consideration of mitigation measures imposed during the construction and operational stages of the proposed development; and assessment of likely residual effects after mitigation. Baseline information used in the assessment is gathered from desk based data review, on site survey, existing landscape and visual resource review, landscape receptors and visual receptors. The likely significant effects resulting from the construction and operation of the development have been assessed, illustrating the likely visual effects these may have on the landscape. These effects are measured against the severity of likely effects and their duration. Effects on the landscape character are assessed throughout the duration of the construction process, through to the operational stage. The assessment of visual effects describes: 7 The Landscape Institute and Institute of Environmental Assessment, 1st edition, 1995 &2nd Edition, 2002 ² Landscape Institute Advice Note 01/2009: Use of photography and photomontage in landscape and visual assessment Page 19

22 Park Group Limited The changes in the character of the available views resulting from the proposed development The changes in visual amenity of the visual receptor. Finally, the assessment of significance is undertaken based on the sensitivity of the receptor and the magnitude of change. Existing conditions The visual amenity of the landscape around the application site comprises relatively flat, low lying plains, regular small stands of hedgerows, woodland and existing residential and commercial developments, preventing long distant views from the majority of locations. The site itself is defined as having: disturbed area including refuse and spoil mound some elevated sparsely grassed areas with low-lying poorly drained rough ground tethered horse grazing locally good views general absence of hedgerows and field patterns large-scale generally open landscape enclosed by suburban residential development subject to fly tipping. The landscape character sensitivity of the site is considered to be predominantly low. The local townscape sensitivity of the site is primarily low. Likely effects on the environment The impacts of largest magnitude and significance are those predicted on the character of the proposal site which will change from that of open space, albeit it in a degraded state, to that of mixed-use development. New areas of open space will be created within the development which, it is considered, will be of higher quality than the existing landscape of the site. Landscape elements such as planting and flashes will be enhanced as part of the proposals and therefore subject to beneficial impacts. The proposed development will be in character with the surrounding areas with residential development primarily in the form of 2 storey terraces, as per the scale and form of the existing residential development adjacent to the site. New commercial units will relate to the adjacent employment areas. The proposed access road from the north eastern corner of the site to the A579, however, is considered to have significant adverse impacts upon the landscape and visual amenity. Page 20

23 Park Group Limited The visual impacts of greatest magnitude and significance are those closest to the proposal site, i.e. neighbouring streets and residences. Middle distance views are generally screened by the intervening built form due to the level nature of the area. Longer distance views tend to be from areas of higher ground but, at these distances, the proposal site forms a minor element within the view and is in the context of the neighbouring development. Although the visual receptors identified are of the highest sensitivity, the views identified were often of low or mediumlow quality. This is due to the number of visual detractors in the local area. The main exception to this are views from the area of Howe End Cemetery and the PRoW along the disused railway line which will be subject to the most significantly adverse impacts in an area of higher visual amenity. Mitigation and residual effects Areas of tree planting that are to be retained will be protected from direct damage and compaction during construction works. Footpath routes will be protected where practicable. A lighting strategy will be produced which will outline the measures to reduce lighting glare during the construction phase. It is not possible to mitigate against the change in character of the site from rough open land to a construction site. It is also considered that it is not possible to mitigate against the visual impacts of the construction of the proposed access road from Howe End due to the openness of the area. It is not considered possible to mitigate against the change of use from open fields to mixed-use development. However, it is possible to ensure that detailed design of the development ensures that it reflects the local vernacular in the scale of the built form and the use of materials. The proposed illustrative masterplan has a strong urban grain with type and scale of proposed dwellings reflective of the local red-brick terraces in the area. It is recommended that tree planting be used throughout the development, in the form of street trees and within areas of open space, where practicable. Tree and hedgerow planting should be established along the proposed road from Howe End Cemetery. In this instance it is considered appropriate to screen such a road to protect the visual amenity of the area as much as is possible. New hedgerows should be planted where practicable and where they can realistically contribute to the green network. Tree planting and landscape measures should be implemented as soon as is practicable whilst ensuring that planting works are not damaged throughout the construction process. Ponds should be protected and new planting established as soon as is practicable. It is not considered possible to mitigate against the introduction of the proposed north eastern access road that it to run along the route of the old railway line. However, new planting, such as hedgerows and trees, should be established along its route to reduce its visual impact. Page 21

24 Park Group Limited A lighting strategy will be produced that will outline measures to reduce light spill and glare from the proposed development. Modern light columns are designed so as to reduce anti-social impacts from new lighting. 5.6 Noise and vibration Methodology An assessment of the likely significant noise and vibration effects of the proposed development at has been undertaken. The potential of the following noise sources to affect the noise climate of the area has been assessed: temporary effects from the construction of the proposed development noise from commercial buildings (buildings other than residential); and changes in road traffic noise associated with changes in traffic flow on existing and proposed new roads. An environmental noise survey was carried out to establish the existing noise climate. A number of monitoring locations were identified at which to determine existing noise levels to provide a basis for limits on construction noise. For construction and operational noise (including traffic noise), British Standards have been used to determine significance of impact alongside the Design Manual for Roads and Bridges and the Calculation of Road Traffic Noise (Department of Transport, 1988). Existing conditions Baseline noise levels were established by the noise survey carried out around the perimeter of the site in October Noise levels were measured at a number of locations during daytime and night time. Likely effects on the environment The site remediation and construction methodology for the development has yet to be developed but will be established in a proposed Construction Environmental Management Plan (CEMP). Suggested thresholds have been put forward. The assessment concluded that without any mitigation (outlined in the next section) there could be major adverse noise impacts during the day on the nearest receptors from construction activity. For operational commercial noise, target noise levels have been developed which will ensure likely environmental effects relating to noise from these sources will be negligible. Effects associated with road traffic noise levels have been predicted for the nearest adjacent roads. For future assessment year (2021), the majority of nearby roads see a negligible noise impact. There are two roads expected to result experience a minor adverse impact. For some sections of new road an increase in excess of 3dB is predicted in the absence of mitigation (outlined in the next section). Page 22

25 Park Group Limited With respect to operational commercial noise from the proposed light industrial use, assuming control measures are determined during detailed design, there will be negligible noise effects around the site. Mitigation and residual effects Adopting best practicable means (BPM) to prevent and reduce adverse effects from construction noise will result in no need for further mitigation. As a part of this, a CEMP will be developed. The CEMP will contain established control measures for environmental protection that will be adopted during construction, including measures relating to noise. For operational commercial noise, control measures will be determined during detailed design to ensure target noise levels are met. This will ensure that noise impacts will be negligible. No mitigation is considered necessary for road traffic noise on existing roads. Noise barriers are proposed for those sections of new roads where unmitigated noise impacts are likely to be moderate adverse. With the implementation of best practicable means, as defined in the CEMP, residual construction noise effects at receptors around the site will be negligible. Residual effects from operational commercial noise and road traffic noise will be negligible. 5.7 Socio-economics Assessment methodology The assessment has been based on the Good Practice Guide on Environmental Assessment 8 in addition to professional experience gained on similar mixed-use projects. The socio-economic assessment considers the following broad areas of socio-economic analysis: employment wider economic and regenerative effect community and educational facilities recreational space. Existing conditions In the context of the UK, the area surrounding the site location is considered amongst the most deprived areas in the UK. The local area experiences high levels of deprivation in terms of income, health, employment, education and crime, relative to the rest of the country. School capacity has been highlighted as a potential issue in the local area. 8 Department of the Environment (1995) Preparation of Environmental Statements for Planning Projects that Require Environmental Assessment: A Good Practice Guide Page 23

26 Park Group Limited A number of Public Rights of Way cross the site as do a series of unlawful access routes across private land. Likely effects on the environment Adverse effects during construction will arise from the loss of open space currently within the application site and temporary restrictions on use of Public Right of Way (PRoW) which passes through the south of the site in an east to west direction. Given the current economic climate, a clear priority for economic development and government policy is to create jobs and to get the economy moving in the short to medium term. The scheme will create 505 Full Time Equivalent jobs. This equates to 5,400 job years in the construction phase (years one to ten) of the housing alone. It will result in the creation of high quality skilled jobs in the short term, enabling people in an area of high unemployment to access the workforce and progress their careers. The spending of these workers, and the supply chains for construction services and materials will create substantial positive multiplier effects for the local economy. The scheme will transform the economic position of the area over the longer term. It will create permanent 1,383 full time equivalent jobs (in addition to the 505 FTE jobs from the construction phase; 1888 in total). The high quality new office and industrial space will secure new business investment in the area, providing a range of job opportunities for local people, and acting as a catalyst for further growth as a result of the spending of these firms in the local supply chain. Permanent jobs will also be created in the new district centre, and through the upkeep and management of the new neighbourhoods and public spaces. A beneficial effect is also predicted in terms of economic regeneration, housing provision and provision of recreational facilities and space. The scheme will provide a high quality residential offer, increasing housing choice and enhancing the area s attractiveness as a place in which to live, work and invest. As well as meeting the needs of a growing population, the scheme will help Wigan attract and retain a skilled workforce, essential to the area s competitiveness. An unmitigated increase in the number of school places resulting from the North Leigh development is likely to affect school capacity in the local area. This is discussed below. Mitigation and residual effects No mitigation measures are required for beneficial effects, such as employment generation, economic regeneration and housing provision. Public access across the site will require temporary closure and diversion during the construction phase. The loss of recreational space will have an adverse residual effect. During operation, the effect resulting from the increased requirement for school place will be mitigated through appropriate discussions with Wigan Council about educational contributions. Page 24

27 Park Group Limited 5.8 Waste Assessment methodology The main waste assessment in the ES considers operational waste arisings only. This was agreed through conversations with Wigan Council at the Scoping stage. A design stage Site Waste Management Plan (SWMP) has been prepared in order to develop methods to reduce construction waste and promote the recovery of sitegained materials from an early stage of the project. The SWMP includes a number of actions to achieve sustainable resources and waste management during construction of the project. The SWMP is appended to the ES in Volume 2. The waste effects of the proposed development have been assessed by forecasting the future generation of key waste streams of Park development and assessing these against the current baseline conditions relating to capacity in the waste handling network. The criteria adopted for this assessment have been implemented on a range of waste assessments as part of Environmental Impact Assessments of similar schemes. The criteria used relate scheme effects to the approximate increase in waste generation from the development. The assessment ranges from a severe effect (>10% increase in waste generation) to no effect (0% increase in waste generation). The operational baseline for employment land waste will be based on regional commercial and industrial waste quantities generated in the North West in The operational baseline for household waste will be based on local household waste quantities generated in Wigan in 2009/10 9. This data has been extracted from online sources (via the Department for Environment Food and Rural Affairs). Existing conditions There are no existing residential or industrial properties within the application site. In 2009/2010, households in Wigan generated 149,766 tonnes of household waste and achieved a recycling rate of 33%. Businesses in the North West region produced 7.1 million tonnes of commercial and industrial waste in 2008/09. The collection and management of commercial and industrial waste is generally the responsibility of the producers. Wigan Council does not offer an industrial waste collection service. Likely effects on the environment It is estimated that the net amount of household waste generated from the operational phase of the proposed development will amount to 2,160 tonnes per year, of which 713 tonnes will be recycled (assuming typical recycling rates for Wigan). The residual amount of 1,447 is expected to go to landfill. This equates to 9 Defra (2010) WasteDataFlow available from Page 25

28 Park Group Limited 0.28% of the total household waste generated in the North West in the 2009/2010 period. The approximate increase in waste generation is less than 1%. Therefore the likely significant environmental effect of household waste generation by the operational proposed development on the local waste management infrastructure is assessed to be negligible. It is estimated that the net amount of waste generated from the operational employment land within the proposed development will amount to 120 tonnes in commercial waster per year, and 1,902 tonnes of industrial waste. These amounts equate to 0.003% and 0.06% of the respective waste arisings in 2008/09. The approximate increase in waste generation is therefore less than 1%. Therefore the likely significant environmental effect of employment land waste generation from the operational proposed development is assessed to be negligible. Mitigation and residual effects An Operational Waste Management Strategy will be developed for the proposed development. The strategy would establish a framework of how the landlord shall promote the management of waste throughout the industrial units. The Operational Waste Management Strategy would also establish a framework of how waste will be managed throughout the residential units. Residential waste generated during the operational phase of the development will be collected and managed by Wigan Council. Storage facilities should comply with Wigan Council s requirements and support their waste management strategy which requires that new developments provide waste storage facilities that allow easy and efficient segregation and collection of waste for recycling. After the implementation of mitigation measures, the effects of the generation of industrial and household waste during the operation of are expected to remain negligible. 5.9 Water Resources Assessment methodology The Water resources section identifies how the proposed development impacts on the existing drainage at the site and assesses the risks that the proposed development and its drainage could pose to the local surface water quality and ground water quality. An assessment of the flood risk to and from the application site has been carried out to ascertain if the site would be at risk of flooding or if the development of this site would cause an increase in offsite flood risk. Existing conditions Full details on flooding risk are contained in the site specific FRA submitted as a standalone document as part of the planning application. Westleigh Brook is designated as a main river by the Environment Agency (EA) and flows through the south-east of the Park site. There are areas of Flood Zone 2 and 3 Page 26

29 Park Group Limited (ie. there is some flood risk) within the site boundary associated with Westleigh Brook. The remainder of the site is located in Flood Zone 1 (minimal flood risk). Likely effects on the environment During construction, moderately adverse effects could result from: Increase in impermeable area due to the movement of construction vehicles and removal of vegetation and topsoil across the site. This could increase the surface water runoff which could affect flood risk if this additional runoff is not managed. Construction activities may mobilise contaminants present in the ground from historical uses. Mobilisation of contaminant already present in the ground from historical uses. Residential properties are proposed to be built in an area identified by UU as at risk of flooding due to the existing Hindley Relief Trunk Sewer during a 1 in 30 year return period storm. Increased sediment within surface water runoff. During operation, the following effects will be expected: Reduction in onsite and offsite flood risk due to the peak surface water flows being limited Positive effects from new drainage systems Positive effects from remediation of the site Run-off from roads, car parks and service areas constructed as part of the development. Mitigation and residual effects Mitigation of construction effects on water resources will include: Haul roads or matting should to limit disturbed sediment/soils from reaching surface waters Contamination risk assessments will be undertaken and a detailed remediation strategy Sewer survey and assessment Mitigation of operational effects on water resources will include installation of petrol interceptors along roads to prevent impacts from run-off. Page 27