Development of Land at Thorp Arch Estate, Wetherby. Environmental Statement Non-Technical Summary July 2013

Transcription

1 Development of Land at Thorp Arch Estate, Environmental Statement July 2013

2 Contents 1. Introduction Background Environmental Assessment Site Description The Proposals Background and Need The Proposed Development Consideration of alternatives Consultation Environmental Issues Traffic and Transport Noise Air Quality Landscape and Visual Impacts Archaeology and Cultural Heritage Hydrology and Flooding Geology, Soils and Hydrogeology Socio-economics Conclusions

3 The EIA project team has been led by consultants, with input from specialists within the company, as set out below: Role / Topic ES Management and Co-ordination Planning Policy Author Traffic and Transport Noise and Vibration Air Quality Landscape and Visual Impact Archaeology and Cultural Heritage Ecology Hydrology and Flooding Geology, Ground Contamination and Hydrology Socio-economics Waste Conclusions 2

4 1. Introduction 1.1 Background The Trustees of Rockspring Hanover Property Unit Trust (TRHPUT) have applied for outline planning permission for the development of land at the Thorp Arch Estate,, for up to 2000 dwellings, including the provision of a Western Relief Road, a village centre, a 2.5 form entry primary school, community facilities and associated off site highway works As part of the planning process, an Environmental Impact Assessment (EIA) has been carried out to understand the potential effects that the new development at the Thorp Arch Estate would have on the environment. This is a summary of the main Environmental Statement (Volume 1). The main Environmental Statement contains more detailed information on the scheme and each of the environmental topics considered. 1.2 Environmental Assessment Environmental Impact Assessment (EIA) is a formal process by which the environmental effects of a project are assessed, and where there is a significant effect that cannot be avoided, works are identified to lessen the effect (mitigation). The Environmental Statement reports on the findings of the EIA and sets out those areas where potentially significant environmental effects have been identified. It forms an important part of the planning application decision making process The topics to be included within the Environmental Statement were agreed with Leeds City Council (the local planning authority) on 8th May 2012 through a process known as scoping. Scoping involves considering how the development could potentially impact on the local environment, and identifying those areas where impacts might be significant. Leeds City Council considered the scoping report produced for the development and consulted with statutory bodies such as the Environment Agency and Natural England before providing their scoping opinion. The scoping opinion identified that the following topics should be assessed as part of this EIA: Traffic and Transport Noise Air Quality Landscape and Cultural Heritagee Archaeology and Cultural Heritage Ecology and Nature Conservation (to be issued as a separate report when surveys have finished in September 2013) Hydrology and Flooding Geology, Soils and Hydrogeologyy Socio-economics Waste was considered as an issue at the scoping stage, but was scoped out of further assessment in the EIA. It was identified that there would be relatively small amounts of waste generated at the construction and the operationall stages of the development. It was determined that sufficient infrastructure exists for management of the waste generated by the development both through reuse on site and at offsite facilities. Therefore, providing that statutory waste management requirements are met, it was considered that the waste effects will not be significant The EIA for the proposed housing development at the Thorp Arch Estate has been carried out in line with relevant legislation and has followed best practice guidance The assessment has considered the existing condition of the environment, the way this may change due to the new development and how measures can be used to reduce the impact of these changes. 3

5 Development of Land at Thorp Arch Estate,, 1.3 Site Description through the site. There is a Site of Ecological and Geological Importance (SEGI) within the Thorp Arch Estate land which is designated locally for its calcareous grassland The Thorp Arch Estate lies approximately 4km from the A1(M) motorway, and is located approximately 3km to the south east of the town of and approximately 3km to the north wes west of the town of Tadcaster. The majority of the site apart from the Western Relief Road lies within the wider Thorp Arch Estate on land that previously formed the Royal Ordnance Filling Factory (ROF). The proposed development ment site covers an area of hectares, and includes provision of the Western Relief Road, a village centre, a 2.5 form entry primary school, sports pitches and sports pavilion. Photograph 2 - View of National Cycle Route. Photograph 1 Views of Calcareous Grassland Habitat on site The development site is within the Thorp Arch Estate, which is home to approximately 140 businesses. Other major employers adjacent to the site include the British Library, HMP Wealstun and Rudgate. This means that there are over 4,000 employees in the immediate locality of the development develop site, of which 3500 are directly employed within the Thorp Arch Estate The development site is currently classed as brownfield land and is mainly covered by a mixture of scrub, trees, hedgerows, grassland and some buildings. A national ational grid overhead line crosses the site in a north south direction and National Cycle Route 66 runs 4

6 2. The Proposalss 2.1 Background and Need Figure Site location Both national and local planning policy set out in the development plan for Leeds support the beneficial re-use of disused employment sites. The proposals at Thorp Arch will make efficient use of a brownfield site, providing a housing development in a sustainable location that will meet identified housing need, help contribute to the Council s five year housing land supply and reduce the pressure on green field and green belt sites The proposals will make a mix financial contributions and other obligations (known as a section 106 agreement) to deliver educational requirements, affordable housing, public transport, green space and off site connectivity to address the additional needs arising from the development. The proposals are therefore considered to fully comply with the Development Plan and other material considerations Delivery of homes at Thorp Arch Estate will support the requirement of Leeds City Council to provide for 70,000 new homes by 2028 and in particular in the outer north east quadrant of the City within which the need for 5,000 homes has been identified. This site represents probably the only significant brownfield site in this area which can deliver upon the sustainability requirements defined at national and local level and which will enable pressure to be taken off the green belt and open countryside beyond. Its potential is recognised in the Council s emerging main planning documents, the Core Strategy and Site Allocations Document, which identifies the Thorp Arch Estate as an opportunity outside of the settlement hierarchy consistent with the overall principles of the Plan, including the regeneration of previously developed land. 5

7 2.2 The Proposed Development The proposed scheme involves the residential development of Residential Zones 1-6 at Thorp Arch Estate, within an indicative area of Ha of land to provide up to a permitted maximum of 2000 dwellings. The proposed density parameters for housing across the development site will range between 20 to 37 dwellings per hectare. It is expected that the site will be predominately developed for two and potentially some three storey units Existing landscape and ecological corridors are largely retained to the western edge of the site, whilst acting as the principle access route to the development via a proposed Western Relief Road. Other elements of the scheme involve the creation of new playing fields (with associated sports pavilion), a 2.5 FE Primary School and a new Village Centre The Village Centre is to include a food store and other high street uses. The 2.5 FE primary school will be provided, in a phased manor, adjacent to the proposed Village Centre, in part as a conversion of the existing Queen Mary House There will be retention and management of the SEGI, where necessary, including the reuse of 6.5 Ha of non-designated grassland/ woodland for compensatory purposes in order to mitigate against the proposed 4.33 Ha loss in designated SEGI land. In addition, 12.43Ha of designated land is proposed for retention within the indicative masterplan. The retentionn and restoration of part of the SEGI to calcareous grassland is a mitigation measure identified by the EIA process. Further recreational open space is provided through the provision of 3.26Ha of playing pitches Associated highway works will include for the provision of a three kilometre long Relief Road, bridge widening across the A1(M); the traffic restriction of access points onto Church Causeway and pedestrian focussed improvements to the Street 5 / Wighill Lane junction and crossing (including closure of a section of Street 5 to all motor vehicles, except for buses). In addition funding for traffic calming measures through Walton will be provided via a section 106 agreement The planning application for the proposals has been made in outline form, with all matters reserved apart from access, accompanied by a series of parameter plans for approval The illustrative masterplan is shown in Figure

8 Figure 2.1 Illustrative Masterplan 7

9 2.3 Consideration of alternatives TRHPUT has applied for permission at this site partly in response to the demand from local employers and prospective businesses for local housing, and in recognition of the emerging planning policy from Leeds City Council which confirms that land at Thorp Arch could provide a housing opportunity on previously developed land, if it can be demonstrated to be sustainable Consideration of alternatives has looked at how the masterplan for the site could be developed, taking into account existing physical features and potential constraints and opportunities that the site presents. This has ensured that the masterplan has been shaped through the Environmental Impact process and in response to engagement with the Consultative Group. 3. Consultation An extensive and long term consultation programme has been undertaken involving Leeds City Council, representatives of the Parish Councils, local business and local residents. As part of this process a Consultative Group was established in the autumn of 2012 and this group continues to meet Local engagement has lead to the proposal for a Western Relief Road to be delivered as part of this scheme As well as this consultation and the pre-application discussions, consultation has taken place about specific environmental issues which include the ecological impact of the development, discussed with the Environment Agency and Natural England. Other consultation with Council officers has taken place on archaeology, landscape, noise, ecology, urban design and highways and hydrology. 8

10 4. Environmental Issues 4.1 Traffic and Transport The design iteration of the scheme, through consultation and local engagement, has identified a preference for a Western Relief Road to avoid the majority of existing and future traffic using the local road network The main implication in traffic and transport terms is the resulting increase in road traffic for the construction and occupation phases of the development and the potential impact that this will have on other road users As part of a detail Transport Assessment, it has been shown that the construction traffic will have little impact on the identified receptors in the Environmental Statement The proposals include for the following measures:- The provision of a relief road which will reduce the impact of the development traffic on the surrounding highway network; A puffin crossing to facilitate pedestrian movements between the site and Wighill Lane and to improve road safety; Provision of an on site primary school to reduce car-borne trips; A package of improved linkages to neighbouring villages, cycleways and footways; The diversion of the 770 bus service into the site and a shuttle bus to provide a desirable and sustainable alternative to car-borne travel; and The introduction of a Travel Plan which will promote sustainable travel across the whole of the estate not just the proposed development The assessment has shown that there will be some adverse effects on the drivers and pedestrians due to the increase in road traffic once the development is fully occupied. However, this increase in traffic can readily be accommodated by the adjacent highway links which have enough capacity to accommodate the additional traffic flows The impact on non-motorised users will be mitigated by the proposed Puffin crossing and the relief road. Hence, there will be an improvement for these road users with the scheme in place With these mitigation measures in place it is considered that there are no significantly adverse effects in terms of Traffic and Transport as a result of the development proposals. 4.2 Noise and Vibration Potential receptors to noise and vibration include nearby residential properties, which are principally located adjacent to the local road network and the proposed Western Relief Road. Consideration has also been given to the Ebor Way, a national public footpath, which follows the path of Wood Lane and Flintmill Lane to the west of the site as well as the Railway Path which is a national cycle route During construction there is the likelihood that noise from specific works will be audible at the nearest receptors to the site although the noise will be temporary. For large periods of the construction phase, particularly when works are occurring within the main site area, noise levels from construction works will be greatly reduced. Through standard measures implemented by the Contractor, noise and vibration levels for the duration of the works will be controlled. For a small number of residents located adjacent to where construction works on the proposed Western Relief Road will occur, mitigation measures to reduce noise levels will be required to be considered in more detail by the Contractor to reduce effects as far as practicable. The requirement to undertake this can be secured by a planning condition. 9

11 4.2.3 During the operational phase, potential noise generating sources associated with the proposed non-residential facilities include use of the sports pitches, deliveries and building services plant. These will be appropriately controlled though careful siting and design or services plant, delivery yards etc. These measures will be controlled by planning condition as part of the full planning application With regard to off-site road traffic, the change in noise level at the majority of existing residential properties will be barely noticeable. At Walton Gate located adjacent to the northern part of the Western Relief Road, the increase in noise will be clearly discernible to the rear of these properties. There is also the potential that traffic noise from an internal access road will be perceptible at Flint Mill. An assessment has been undertaken to demonstrate that the change in noise level as a result of these changes can be reduced through mitigation, which will typically be in the form of an acoustic bund or fence, which would be developed during the detailed design stage and secured through planning condition. Within parts of Walton Village, closer to the current site access to the industrial estate, a noticeable reduction in traffic noise level is anticipated as a result of the proposals. For users of the Ebor Way Footpath it is unlikely that noise from the Western Relief Road will be readily discernible. For users of the Railway Path, it is anticipated that noise from the link road would be audible along a short section of the route The assessment has determined that there will be no operational vibration impacts associated with the proposed scheme. 4.3 Air Quality A number of sensitive receptor locations along road-links close to the development site were identified in order to predict the likely air quality impacts of the proposed development from the construction activities and the increased levels of traffic. Detailed air dispersion modelling determined that the site is suitable for residential use and that the National Air Quality Objectives are not exceeded at any existing or proposed residential receptor locations During construction it is anticipated that dust sensitive receptors may experience increased levels of dust during still weather conditions. Throughout this period, dust levels will be monitored and controlled by the Contractor, through compliance with the Construction Environmental Management Plan and the Considerate Constructors scheme Changes in emissions to air as a result of traffic, during the operational phase of the development, are predicted to be insignificant at all existing sensitive receptor locations. 10

12 4.4 Landscape and Visual Impacts vegetation on the site boundary and buildings such a HMP Wealstun and the British Library. From the west, views are possible into the Thorp Arch Estate. From the south, views are gained towards the existing business office area at Rudgate Court. From the east, medium to long distance views are available across predominantly arable farmland as the land risess towards Wighill, 2.4 km to the south east A number of representative viewpoint locations have been identified in consultation with the Leeds City Council Landscape Officer as being representative of the views gained towards Thorp Arch Estate and the proposed development site. Photograph 3 - View across the field in the north of the western corridor The Proposed Development is located within Thorp Arch Estate apart from the route of the Western Relief Road which is located in an area of agricultural land extending to the north towards Walton Road in an alignment immediately west of National Cycle Network Route 66. These areas comprise open grassland, isolated mature oak trees, areas of dense hawthorn scrub, amenity grassland and arable agricultural land. There is also an area of grassland located to the east of Street 7 and west of Wighill Lane There are no public footpaths passing throughh the site, however there is a long distance cycle route (National Cycle Network Route 66) passing through the site in a north west to south east direction within the west boundary of the site. There are a number of landscape designations located within the 3km study area, which have been taken into account in the assessment Views from within the study area are generally screened by existing Photograph 4 View of the cycle route passing through the western corridor (to be retained) The proposed development is likely to give rise to both adverse and beneficial landscape and visual effects. During construction adverse effects would be experienced through the loss of the existing vegetation mainly on the Western Relief Road but also within the Thorp Arch Estate and the visual effect of construction machinery 11

13 such as cranes used for the construction of structures of 2 storeys or more and with the open views available towards the proposed Western Relief Road. The presence of the construction phase effects are however temporary in nature and once the development has been completed these would no longer be experienced. Beneficial effects would be experienced by the removal of existing visually instructive structures such as the concrete batching plant and associated storage areas in the west of the site At completion, there would be temporary landscape effects experienced as a result of the loss of landscape features and site vegetation. Localised effects would be experienced due to the change in short and middle distance views from Walton Gates, NCN Route 66 and The Ebor Way when viewing towards the Western Relief Road. As the site is taken forward, the development will be subject to the preparation of detailed landscape proposals which will be designed to mitigating these effects At 10 years after completion both beneficial and adverse landscape and visual effects would remain. Of these, significant adverse visual effects would remain at Walton Gates residential property and along NCN Route 66 however, at this time there would also be benefits resulting from the proposed enhancements to the SEGI and improved landscape infrastructure. At this stage of development there would be one or two negative significant effects, the remainder of the effects are considered to be not significant in EIA terms In summary, the main development within the Thorp Arch Estate due to existing vegetation (which will remain as part of the proposed development) along site boundaries offers a high degree of visual screening from local locations. The Western Relief Road will have an effect upon landscape character and vegetation over a localised area. These effects will lessen over time as the replacement planting specified as part of the scheme matures. 4.5 Archaeology and Cultural Heritage Photograph 5 - Former ROF building The proposed development lies within an area of extensive late prehistoric and Roman settlement with significant late prehistoric and Roman Scheduled sites to the east and south of the development site. The area is thought to have been largely agricultural in the medieval and later periods. In 1941 the Royal Ordnance Filling Factory (ROF) Thorp Arch was constructed as part of the war effort. It closed in 1945 and then re-opened to supply the Korean War. It finally closed in

14 4.5.2 Part of the site was demolished and other parts redeveloped, causing significant disturbance to the archaeology on site. The majority of the housing development is proposed in areas where any pre-1939 below ground archaeology is anticipated to have been disturbed by the construction, operation and demolition of the ROF The Western Relief Road will be located within areas where there is potential for late prehistoric and Roman archaeological remains to be identified. The Western Relief Road will also affect historic fields forming part of Thorp Arch Conservation Area. Listed Buildings associated with the dismantled railway will have their settings affected by the road, however this will be minimised through planting and landscaping The historic layout of the ROF will be largely retained through the continuing industrial estate uses, but also the new residential development zones will mirror the previous layout. This will include retention of Streets and Avenues and the alignment of development blocks within each of the former groups. Other historic landscape features such as earthwork bunds will be retained. Queen Mary House will be converted to a primary school. The heritage significance of the ROF is judged to lie within its layout and understanding of processes, production and movement, rather than in individual buildings, which has been reflected in the proposed masterplan layout There will be demolition of buildings from the ROF section of the site. There is considered to be a major-intermediate adverse effect on the ROF from the development. Although this effect is significant, a key feature of the site is its ability to adapt to changing uses over time. The retention of key landscape and layout features allows elements of this significance to continue to be understood. thought to have removed any previously unrecorded earlier remains within the footprint of development. The potential for remains is greatest in areas of the development site where construction from the ROF was minimal. This is particularly to the north and the east of the main site and along with the Western Relief Road. If found these remains are most likely to be of prehistoric or Roman date Due to the potential for previously unrecorded archaeological remains to be identified within parts of the main site and the Western Relief Road of the development site, it is proposed that a programme of archaeological geophysical survey and trial trenching takes place at the detailed design and reserved matters stage to record/remove/preserve buried archaeology as appropriate There is not proposed to be any further investigative work undertaken for the former ROF, as significant research has been undertaken on this in the past. The development of the ROF is 13

15 4.6 Hydrology and Flooding Photograph 6 - Watercourse on site (to be maintained and opened along its full length on site) Thorp Arch Estate which includes the development site is not identified as being at risk from flooding by the Environment Agency, the River Wharfe and its floodplain lie approximately 0.5km to the south of the site. The magnesium limestone beneath the site is classified as a Principal Aquifer There are a number of existing channels, drains and a watercourse running through the site that are privately owned and channel surface water runoff from the site. These predominantly drain into the River Wharfe, via a number of channels and tributaries. Surface water runoff from hard surfaces and car parking areas, internal site roads and driveways, will be one of the main potential routes for impacts on surface water Due to the low risk of flooding identified at the site, the development is anticipated to result in neutral flood risk during construction providing construction run off is controlled. The Construction Drainage Plan and Drainage Strategy for the site will be further developed with the agreement of the Council and the Environment Agency at the detailed design stage The construction water quality risk assessment which was undertaken determined that there was a significant risk of water pollution during construction, as is usual on most construction sites. However, mitigation has been specified including the development and implementation of a detailedd Construction Drainage Plan and Construction Environmental Management Plan which will detail best practice methods to address any potential construction pollution risks from the site. Therefore, there is expected to be an insignificant impact upon surface water quality as a result of surface water runoff to the open watercourses on site, the tributaries leading to the River Wharfe and the River Wharfe itself during construction. The measures will be implemented by the Contractor and can be enforced through suitably worded planning conditions A sustainable drainage system based upon Leeds City Council s Minimum Development Control Standards for Flood Risk including oil interceptors where necessary is proposed within the plans for the development. This will provide attenuation and treatment of operational site run-off to reducee the effects to the greenfield run off rate before it reaches the sensitive watercourses. The Drainage Strategy for the site will be developed with the agreement of the Council and the Environment Agency at the detailed design stage. The effect on the surface water quality of the open watercourses on site, the tributaries leading to the River Wharfe and the River Wharfe itself during operation is expected to be of minor adverse significance The effect on water supplies of water use during construction is considered to be of minor adverse significance. The additional mitigation measures proposed mean that the effects are reduced as 14

16 far as possible using best practice approaches use Water use during operation, i.e. the amount of water used by the residents of the houses and in the school, is expected to be of intermediate significance, assuming that the proposals are constructed to existing and future Building Regulations Standards, which is a significant effect. However, the proposed mitigation is for the housing to be constructed to Code for Sustainable Homes level 3 in terms of water usage. This would reduce the effect to a minor adverse level, which is not significant. 4.7 Geology, Soils and Hydrogeology Historically the site was in agricultural use until the development of ROF Thorp Arch in the 1940s. By 1959 the ROF was closed and the current Trading Estate was established. The current land use of the site comprises a Trading Estate, with a prison, the British Library and agricultural fields surrounding it. The past use of the site as an ROF indicates the potential for land contamination and explosive devices such as detonators to be present on site The potential effects of the development on the ground and groundwater (underground water) have been assessed by looking at the current conditions at the site. This found that the site is underlain by superficial deposits comprising tilll and glacial sand and gravels together with some made ground associated with the construction of the ROF. Some of the rock underground is classified as a Principal Aquifer and some is classified as Secondary A and B Aquifers; this means that groundwater provides significant quantities of water for people and may also sustain rivers, lakes and wetlands As part of detailed design, a ground investigation and unexploded ordnance study will be undertaken to identify any necessary works which would need be undertaken as part of the site preparation works During the construction stage, the potential significant to managing water environmental impacts mainly arise from the disturbance and movement of contaminated soil around or onto / off the site, the use and maintenance of the equipment used to carry out construction works, disturbance of existing ground contamination, ground stability, and contamination of the local groundwater. Overall, the potential effects at the construction stage can be managed by good site working practices These measures are likely to include clean up or remediation strategies, plans controlling the movement or storage of soil, control of the quality of the soil retained on or brought to site, and the storage of fuels and other chemicals used in the construction operations After construction, the potential effects of the development on ground and groundwater are expected to be non-significant The assessment of effects on ground conditions has determined that if all the appropriate controls, standard construction processes and design features are incorporated in to the construction of the scheme then the development will not cause any significant effects on ground conditions and hydrogeology during the construction and operational phases of the development. 15

17 4.8 Socio-economics The proposed development will deliver a residential scheme together with a primary school, village centre, food store, sports pitches and sports pavilion. Therefore it is considered that there will be a significant opportunity for new jobs locally. The food store could generate upto 140 full and part time jobs, with other high street uses providing an upto an additional 160 full time jobs and the primary school is likely to be staffed by up to 100 teaching and support staff. In addition, there are likely to be the equivalent of 8,000 full time jobs created during the 15 year construction programme. Employers will be encouraged to engage with Leeds City Council in their training initiatives which encourage the use of local labour and involvement in apprenticeships The provision of homes at the site provides the opportunity for local employers to offer a source of affordable homes close to jobs, a matter recognised as being an issue for both existing and potential employers in terms of recruitment locally. This opportunity will help to assist in consolidating the existing level of employment at Thorp Arch Estate, a key employment area in this part of the District. There is therefore a significant socio economicc benefit in the relationship of homes and jobs in the locality as a result of these proposals. The development will also provide local residents and employees the opportunity to use more sustainable modes of transport instead of relying on the car The delivery of homes will assist Leeds City Council in their housing land requirement, by providing a range of affordable and family housing in a part of the City otherwise constrained by Green Belt and Special Landscape Designation. 16

18 5. Conclusions 5.1 Summary The proposed development at the Thorp Arch Estate has the potential to address an identified need for housing in this part of the Leeds Metropolitan Area. The assessmentss have considered how the environment and the local community would be affected by the development as part of this Environmentall Impact Assessment A wide range of potential environmental effects have been predicted to occur as a result of the development, both positive and negative. Mitigation measures have been identified that will help to reduce the potential impact of those identified as negative The overall visual impact of the scheme is limited, given that all buildings are to be it is constructed within the curtilage of an existing brownfield development (The Thorp Arch Estate) and as such is not considered to be significant. However, there are a small number of visual effects associated with the Western Relief Road and while a series of additional mitigation measures have been proposed which can be secured through planning condition, there is still the potential that the Western Relief Road will visually affect both residential properties at Walton Gate and users of the Sustrans Route In addition, the demolition of part of the ROF is an unavoidable effect of the scheme. However, this is considered to be acceptable within the context of the development proposals as the proposed masterplan conserves key aspects of the significance within the layout. This philosophy is generally accepted by consultees including West Yorkshire Archaeology Advisory Service and English Heritage who accept the principle of demolition and development within the site Overall, the scheme will bring forward significant site decontamination of a degraded brownfield site and deliver much needed new homes on previously developed land. This in itself will reduce the potential impacts upon the open countryside and wider Green Belt. As such, the environmental implications are likely to be considerably less than those which could be experienced on greenfield sites of the same size. 5.2 Management of Environmental Impacts The impacts of the construction activities and of the development when it has been built will be managed through a Construction Environmental Management Plan. This will ensure that working hours, traffic management, control of pollution, waste management, noise, dust and vibration are all managed and controlled An environmental masterplan will be produced which will outline the plans for landscaping and wildlife habitat creation. 5.3 What happens next? Prior to making a decision on the planning application, Leeds City Council will seek advice from the Environment Agency, Natural England, English Heritage and other consultees, including members of the public though the planning system. 17

19 The complete ES can be viewed during office hours at Leeds City Council s offices: Leeds City Council, Leonardo Building, 2 Rossington Street, Leeds, LS2 8HD or viewed online on the council s website at: Printed copies of the Non-technical Summary and Environmental Statement (including figures and appendices) may be obtained from: Arndale Court, Headingley, Leeds, LS6 2UJ Tel: +44 (0) The non-technical summary is available on request, and a limited number of hard copies of the Environmental Statement are available for 350* per copy (plus p&p). Alternatively, these documents are available as adobe acrobat files on CD from the same address at 10 per copy. * Includes