NRP North Environmental Statement Non Technical Summary. Norwich Research Park North Environmental Statement Non Technical Summary.

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1 Norwich Research Park North Environmental Statement Non Technical Summary

2 Non Technical Summary Introduction The Norwich Research Park (NRP) is an important component of the East of England life sciences cluster and receives substantial funding for research and training from the BBSRC. NRP is an attractive place to work and independent research indicates that, with the right investment, it should generate a significant number of new jobs, in greater Norwich, over the next ten years. In recognition of this, the site has been designated in the South Norfolk Local Plan for future expansion to facilitate this growth. Before planning permission can be granted for major development proposals an Environmental Impact Assessment (EIA) has to be carried out which identifies the likely significant environmental effects of the project, both positive and negative. An Environmental Statement (ES) is then prepared that explains the findings of the EIA. This is to make sure that, before new development is allowed to go ahead, the likely significant environmental effects have been assessed and that the mitigation measures envisaged to remove, reduce or remedy adverse effects are identified. This Non Technical Summary (NTS) relates to the Environmental Statement accompanying the Outline Planning Application (OPA) for the development of NRP North. The OPA is submitted by Norwich Research Partners LLP. The NRP North site provides a major opportunity to make a substantial contribution to economic growth in the Norfolk region through the provision of significant numbers of new jobs in a key economic growth sector. The OPA seeks permission for access with all other matters (scale, layout, appearance and landscape) reserved for future determination. The application includes demolition of a number of the existing buildings on the NRP site and the provision of research and development (R&D) uses with complementary ancillary uses including cafés, health related uses and offices. The application also includes associated infrastructure works; landscape; modifications to the existing vehicle access on Hethersett Lane; and a new access point to be created off Colney Lane. 2

3 The Site and its Setting The application site is located within the development limit of the village of Colney, and lies approximately 5km to the west of Norwich city centre. The development site covers an area of approximately Ha. The site is linked to Norwich by the B1108 (Watton Road) which runs between Norwich in the east and Watton in the west. The B1108 provides a connection to the A47, which runs in an east to west direction past the site, linking King s Lynn in the west with Greater Yarmouth in the east. The site is also bounded by Hethersett Lane to the west which runs in a north to south direction. Access to the JIC and IFR sites is provided off Colney Lane, which bisects the application site. Figure 1: NRP North Site Boundary The application site is located close to a number of existing institutions such as the UEA s main campus (0.7km to the east) and Norfolk and Norwich University Hospital (NNUH) (directly adjacent, to the south). Apart from these neighbouring developments much of the surrounding area is rural, comprising agricultural fields and woodland. The River Yare lies directly to the east of the IFR and UEA sites, and the site is classified as falling within the Yare Valley Urban Fringe landscape character area. It also sits adjacent to the Yare Tributary Farmland with Parkland character area (South Norfolk Landscape Assessment, 2001).The surrounding area comprises a number of villages, including Colney (80m north of the site), Hethersett (3.2km southwest of the site), Cringleford (2km southeast of the site), and Little Melton (1.3km west of the site). The most eastern parts of the JIC, IFR and UEA sites fall within flood risk zone 2 (medium probability of flooding). In addition, the northern parts of the JIC, IFR and UEA sites are located in Groundwater Source Protection Zone (GSPZ) 1 (inner zone). The remainder of the application site falls within GSPZ Zone 2 (outer zone). The FRA provides more information in respect of these constraints. In general, the NRP North site falls from north to south in the direction of Colney Lane and is visually contained as a result of the surrounding topography and the substantial screening provided by trees and hedgerows. The NRP North site does not contain any historic buildings and is not within a conservation area. However, there are three Grade II listed buildings to the north of the site (Colney Old Hall, Gate Piers and the Old Rectory) and one Grade II* Listed Building (St. Andrew s Church). Colney Hall (Grade II Listed) is also located approximately 1 km to the north west of the NRP North site from where clear views to and from the site are available. Existing buildings on the NRP North site are generally low medium rise with a maximum height of 4 storeys. The tallest buildings on the JIC site are the Genome building, which is a red brick building located to the south of the site. The tallest building on the IFR site is the NRP Innovation Centre which is located to the north east of the IFR site. The NRP North site is accessible via a number of pedestrian footpaths which link it to the local area, including Colney Lane, which provides a connection to the NNUH in the south. To the east of Colney 3

4 Lane, footpaths provide pedestrian connections to the UEA and IFR. The NRP North site is sub divided into three separate sub-sites, comprising the John Innes Centre (JIC), the Institute of Food Research (IFR) and the University of East Anglia (UEA) triangle site. The planning history for the application site includes a range of applications for the JIC, IFR and UEA sites. The planning history for the two sites reveals that there have been multiple ad-hoc applications for new buildings, refurbishments and extensions over the last 15 years. 4

5 Proposed Development Site Layout and Land Uses The proposed layout of the NRP North site will consist of new office and laboratory buildings which will be primarily for R&D with ancillary uses. The layout has been designed to encourage interaction within the site and provide spaces between the buildings for high quality landscape and amenity space. Buildings The site is divided into development plots. Maximum and minimum building parameters for each plot are identified and the building envelope has been defined. The development parameters have been used as the basis for the EIA. Landscape and Open Space The landscaping strategy seeks to reinforce and enhance existing features of the site, particularly in relation to integrating the site in respect of the surrounding landscape character. Vehicle Movement and Parking The proposal will result in alterations to the access arrangements for the site. The proposed access arrangements are applied for in detail. The main vehicular access points from Colney Lane, which serves both sides of the site, will remain. To accommodate the anticipated expansion of the NRP North site a new access road is planned from Hethersett Lane to the JIC site. This access point will provide a more direct route onto the JIC site from the Watton Road. The detailed access arrangements also include a new internal access road which will link the site to the new access junction on Hethersett Lane. Concurrent to access improvements, a series of offsite junction improvements are being assessed. These improvements include a variety of highway modifications to the A47, the B1108 (Watton Road), Colney Lane, Hethersett Lane and the Old Watton Road. Pedestrian Movement Pedestrian footways will be provided throughout the development, creating a continuous network of pedestrian routes. Secure parking for cycles and motorcycles will be provided to ensure sustainable travel is an integral part of the design. New pedestrian routes are also proposed to link the NRP North site to the wider areas such as the NRP South site and NNUH. Car Parking The proposed development includes 1274 new car parking spaces which represents a parking ratio of 1:60 for the new development, which is in line with adopted planning policy. The existing staff and visitor parking will be retained or reprovided on the site. In addition, a minimum of 136 disabled spaces will be provided. A number of new cycle parking spaces will also be provided to encourage sustainable transport. The existing and new car parking has been consolidated and is principally proposed on the peripheries of the site. This is to ensure energise and focus pedestrian routes through the site and encourage interaction between the buildings and spaces. Construction Timeframes It is anticipated that the first phase of the masterplan will commence in 2013 with the construction of the Centrum Building (ref: 2012/1145). It is likely that the development will be carried out in three phases as follows: 2016, 2021 with the intention of the development being completed by

6 Sustainability The Sustainability strategy includes the following: passive design measures such as orientation, natural ventilation, etc; renewable and low carbon energy technologies e.g. CCHP; sustainable transport measures; sustainable drainage; and landscaping and tree planting. 6

7 Figure 2 Illustrative Masterplan 7

8 Consultation Pre-application consultation for the planning application has included community engagement and consultation with statutory and key stakeholders. Informal discussions and scene setting with key stakeholders; and Formal public consultation on the masterplan through public exhibitions, and the NRP website. During the preparation of the ES consultation took place at the scoping stage, with the submission of a Scoping Report to the South Norfolk Council. This document was sent to a number of stakeholders representing transport, utility, heritage, environmental, residents and local government interests. Comments from these consultees were taken into account in the formulation of the scope for the EIA. Approach to Assessment The approach taken to the EIA is to assess the likely significant direct and indirect effects of the proposed development on relevant receptors and environmental resources by evaluating changes to the baseline environment that are attributable to the proposed development. In describing the significance of the effects identified in these assessments of environmental topics a seven-point scale is generally used: Major adverse Moderate adverse Slight adverse Negligible / Neutral Slight beneficial Moderate beneficial Major beneficial The EIA assesses the mitigated proposed development in other words it identifies the effects likely to arise assuming the measures to avoid, reduce or offset adverse effects are already included in the proposals. Other measures that could be included in the proposed development to improve its environmental performance further are also described in the ES. The EIA process takes account of the cumulative or interactive environmental effects arising from the proposed development together with other development projects. 8

9 Landscape and Visual The site is currently characterised by a variety of buildings which are used for R&D purposes. There is a significant amount of tree screening around the perimeter of the site which screens many of the existing buildings. In addition, the site slopes from Watton Road in the north towards the Norwich and Norfolk University Hospital in the south which helps to screen the site in close range views from the north. The site does not contain any heritage assets. However, there are 5 listed buildings to the north of the site (Colney Old Hall and gateposts, the Old Rectory, St. Andrew s Church and Colney Hall). The site is also located close to the Yare Valley and falls within the Yare Valley Urban Fringe, and adjacent to the yare Valley Tributary Farmland with Parkland. Construction of the NRP North proposal will result in visual change, with construction related lighting becoming more noticeable and hoarding covering the lower levels. Once the larger structures have taken shape, their influence on views will remain through the life of the scheme. Once the clutter of construction has been removed, the effects will be the same as those of the phases and the final completed scheme. The partially constructed buildings will be visible, with cranes and other elements relating to the construction occupying the site. The effect of the development over these phases will be gradual and progressive, resulting in a transition as buildings develop continually. The effect will be generally similar to that of the final completed scheme, with less significant or similar effects on views as there will be less and fewer buildings visible. When the NRP North development is built out, the effect on views will generally be negligible due to the low sensitivity of the viewing positions (views 1,3,4,5 and 7), or by virtue of the low magnitude of change (view 2). A minor adverse effect is identified in view 6 and a moderate adverse effect in view 8. However, it is also noted that it is material with regard to this view that the site has been designated for future expansion under SNLP policy COL1. This is significant because the designation in the SNLP has undergone scrutiny through public consultation, review by a Planning Inspector and decision to adopt by elected members. In taking the decision to allocate the COL1 site, the visual impact of the proposal would have been considered and weighed up in taking any decision. Therefore, the principle of a significant amount of new development in this area of the site has been established, as has the inevitable visual impact of the proposals. In addition, a number of mitigation measures are also identified including: dividing development plots which will create larger spaces between buildings variations in the height of the proposed building envelopes massing of the buildings will be carefully considered so that buildings respond to the surrounding landscape and existing buildings. This will mean the proposed building envelopes are better articulated in terms of their scale, massing and layout. Effects on the landscape character are assessed as negligible. Transport The area is well served by public transport at present supporting the existing employment centres, although facilities for passengers at the existing bus stops serving NRP are of a poor quality. The additional development on the NRP North site will increase levels of movement via all modes of transport and, enhancement of existing facilities is proposed to ensure that high levels of accessibility are provided. The assessment of the transport impacts of the NRP North proposals has been undertaken as part of the cumulative assessment of the impacts of the wider NRP proposals, as detailed in the NRP Transport Assessment included within this application. The transport mitigation measures have been identified as a package to support the NRP proposals as a whole, thereby delivering a more cohesive mitigation strategy. The development proposals include a restricted level of parking provision to encourage more sustainable transport movement. The proposed limitations on parking provision associated with the development proposals is expected to increase the 9

10 proportion of trips undertaken by foot, cycle and public transport to and from the NRP. Accordingly improved connections to existing sustainable transport facilities have been proposed. It is expected that the increase in employment at the NRP and the increase in housing stock in the local area planned for in the Joint Core Strategy (JCS) will result in a higher demand for walking and cycling in the vicinity of the NRP North site. Walking and cycling to the site will be encouraged by improving the facilities in the vicinity of the site and to provide additional access points along the major desire lines between the site and existing and proposed residential developments. A number of additional off-site cycle and pedestrian routes are planned to connect the site to the local area, including: New pedestrian/cycle route along the north west side of Hethersett Lane, from B1108 Watton Road to the bridge over the A47; New pedestrian/cycle route along the south east side of Hethersett Lane, from B1108 Watton Road to the NRP North access junction; Incorporate pedestrian crossing facilities into the signalised B1108 Watton Road / Hethersett Lane junction and the proposed B1108 Watton Road / Link Road / Colney Hall Access junction; A new pedestrian and Cycle access from the UEA Triangle site to the B1108 Watton Road; A new toucan crossing of the Watton Road from the UEA triangle site at the existing bus stops; New pedestrian/cycle route along the north side of B1108 Watton Road, from the new Toucan crossing of the B1108 Watton Road / Old Watton Road junction; and, Improved signage of existing pedestrian/cycle routes. The internal layout will include new pedestrian and cycle links through the site that will not only encourage the use of walking and cycling to the site, but will also make the site more permeable. It is proposed to encourage the use of the bus services to travel to and from the site by improving the facilities at relevant bus stops, provision of additional bus stops in the area, improving connections to bus stops and in some instances to alter bus service routes to increase site coverage and make travel by bus more attractive. Bus penetration of the development site has been allowed for. It is however worth noting that existing bus stops in the vicinity of the NRP would provide sufficient coverage to the NRP North site. Further peak hour services may be required on certain routes to cater for the additional demand and this is something to be addressed with the bus operators as the development comes forward. The development is expected to generate significant additional extra trips on the highway network in the vicinity of the site, however, trips will be minimized by restricting the additional parking provision on the site to 1274 spaces. The NRP North site will use the existing access point from Colney Lane and two new priority accesses are proposed to Hethersett Lane. A number of existing junctions are expected to struggle to cope with the additional development traffic and thus junction improvements have been identified to achieve nil detriment on the highway network at peak times. Improvements have been identified for the following junctions: A47/B1108 Interchange B1108 Watton Road/Hethersett Lane B1108 Watton Road/Colney Lane; B1108 Watton Road/Old Watton Road; Colney Lane/JIC/IFR Access; Colney Lane/Hospital Access. All transport improvements are intended to be implemented on a phased basis to ensure that the highway network in the vicinity of the site operates at acceptable levels throughout the construction period. The construction strategy assumes that the majority of staff are bussed to and from the site by coach to minimize the effect on the highway network during the construction period. Suitable construction traffic access routes have been identified and construction traffic will be minimised during peak hours to this end also. 10

11 Noise and Vibration Baseline noise surveys have been carried out on/around the proposed development site in order to quantify the existing noise climate. Based on this information, a noise and vibration impact assessment has been produced to consider construction noise/vibration, road traffic noise, activity noise and operational noise of the building services plant. For construction activities, the noise impact expected at the nearest residential properties located north and south of the site is likely to be negligible in general, except when demolition and piling occur. Although the intermittent nature of these operations will be subject to individuals tolerance, the mitigation methods outlined in the report should reduce this impact to an acceptable level. Using relevant British Standards as a guide, the construction noise levels at the nearest residential properties are predicted to be within the Local Authority s construction noise limit throughout the construction period. The traffic noise assessment results generally show a slight increase in noise levels from road traffic. However the changes are assessed as negligible and are unlikely to be perceptible at any noise sensitive receptors. The existing background noise levels will be used to set noise emissions limits for building services plant in order to satisfy the Local Authority s requirements. Provided local authority noise criteria is met and building services plant is not tonal or intermittent, there should be a negligible impact on the surrounding areas. Recommended vibration limits should provide a significant degree of protection to the surrounding buildings to negate structural damage. Vibration may be perceptible to occupants as a result of activities such as piling. Whilst outlined mitigation methods can minimise this impact, the Local Authority may wish for continuous monitoring of vibration levels to be carried out during the start of each construction/demolition phase on site for verification purposes. The noise and vibration impacts of the proposed development have been assessed. If all mitigation methods are incorporated, there is predicted to be a negligible impact on the surrounding area. Ecology and Nature Conservation There would be no adverse effects on any statutory or non-statutory designated sites of importance for nature conservation. The majority of the land that within the development footprint consists of existing NRP buildings, car parks and landscaping features such as amenity grassland and introduced shrubs which are generally of low ecological value. There are localised areas of higher ecological value, including an area of young plantation and boundary hedgerows with mature trees. There are a number of legally protected and notable species, including bats, breeding birds, reptiles, smooth newt, common toad and hedgehog which have been identified as using the site. The use of native species in the extensive landscape proposals would, once established, result in an overall minor benefit to biodiversity in the local area, because of the limited habitat value of most of the existing habitat. There would be temporary loss and severance of some breeding, roosting and feeding habitats, including those of legally protected species such as bats, birds and reptiles. Mitigation measures include provisions for roosting, foraging, refuge and nesting structures, an ephemeral ecological pond and extensive planting to replace lost habitats and enhance existing habitats. A precautionary method of working (PMW) with respect to reptiles and common toad will be employed during the construction phase to reduce the risk of injuring or killing reptiles or common toads and any vegetation clearance will be undertaken outside of the bird nesting season (1 st February to 31 st August) or if this is not possible a nesting bird check will be carried out 24 hours prior to the removal of any suitable nesting habitat. Bat surveys will be undertaken on any existing buildings to be demolished prior to the submission of detailed planning applications for each new building. There is potential to incorporate ecological features into the design of the buildings including green 11

12 walls and green roofs which are anticipated to further enhance the habitats within the NRP development and provide habitat for notable species such as spotted flycatcher and skylark. With the mitigation and enhancement there would be beneficial long-term effects for amphibians, reptiles and invertebrates and for some bird species. The use of native species in the extensive landscape proposals would, once established, result in an overall minor benefit to biodiversity in the local area, because of the increased habitat value of the proposed landscape design. Air Quality An air quality assessment has been carried out for the proposed Norwich Research Park North site, considering the local air quality effects during construction and operation of the proposed development in the peak construction year 2022, and opening year The assessment examines the existing air quality environment in the vicinity of the site. South Norfolk Council have not declared any Air Quality Management Areas (AQMAs), however, the neighbouring authority of Norwich City Council has declared four AQMAs due to road related nitrogen dioxide (NO 2 ) concentrations. Air quality monitoring closest to the proposed NRP North site show that nitrogen dioxide levels are well below the air quality strategy objective levels. The main potential air quality effect during construction of the proposed development will be fugitive dust emissions during demolition, construction and landscaping activities. The release of dust during these activities has the potential to cause a nuisance at nearby sensitive receptors due to the soiling of windows, washing, cars etc. Dust emissions from the site will be controlled using mitigation measures detailed in an approved Construction Strategy that will ensure that potential adverse effects are minimised as far as practicable and will result in a negligible effect once mitigation is implemented. The main air quality effects once the proposed development becomes operational will be from traffic associated with the development and emission from the two energy centres proposed to meet the heat and power needs of the NRP North site. The changes in air quality as a result of the proposed development have been assessed using detailed dispersion modelling to compare the effect of the with development scenario proposal against the without development scenario. The detailed assessment predicted that all relevant pollutant concentrations will remain within the EU and national air quality objectives for all pollutants modelled at receptor locations. The assessment demonstrates that changes in pollutant concentrations as a result of the development are predicted to be negligible. The effects of the NRP North site have also been considered in combination with the effect of traffic changes associated with the NRP South development and other committed developments in the local area up to 2026, when the final phase of the NRP North development opens. The predicted cumulative impacts at all receptors are considered to be negligible in accordance with the Environmental Protection UK guidance. Water Resources The water resources chapter covers surface water and foul drainage, groundwater quality and flooding. Surface water from the site currently flows into the River Yare via pipes and into soakaways which send the water into the ground. The drainage strategy for the new development maximises the discharge of clean surface water into the ground by infiltration to reduce the volume of water flowing into the River Yare. The proposed surface water strategy utilises bestpractice methods of sustainable urban drainage incorporating features such as soakaways, below ground storage, permeable paving, rainwater harvesting, swales and rain gardens. The use of these features will dramatically reduce the risk of flooding to persons downstream. To the north of the site is a groundwater Source Protection Zone, which protects the quality of water taken from the water supply borehole located to the north. To maintain the quality of surface water supplying the borehole, only clean rainfall run-off from roofs shall be infiltrated into the ground within this zone. Surface water from highways and carparks will be piped away from the Source Protection 12

13 Zone and allowed to infiltrate into the ground or be piped to the river. Foul drainage will be conveyed to the Anglian Water sewer that passes through the site. Anglian Water has confirmed that the sewer will have capacity to receive the flows, however a contribution will be required for downstream improvements to the Yare Valley Sewer. The vast majority of the site will have an extremely low chance of flooding (less than 0.1% chance in a year), however minor areas along the eastern and south-eastern boundary will have a medium chance of flood risk (less than 1% chance of flooding in a year). No buildings will be placed within the areas of medium flood risk. Overall, there will be a negligible effect of the proposals on foul drainage, groundwater quality and flood risk, and a beneficial impact on surface water due to the lower volume of rainwater draining to the River Yare. Climate Change The proposed development will result in a more intensive use of resources as more people use the site. This will result from an increase in the number of vehicle trips to the site; and a greater use of energy and resources.. However, the redevelopment and expansion will yield opportunities for further investment in sustainable transport, landscaping, sustainable drainage techniques and more energy efficient buildings. There will also be opportunities to make improvements relative to the baseline e.g. through the demolition of inefficient buildings and replacement with modern energy efficient buildings and efficiency savings through replacement of the old district heating system. Overall, the development will result in a negligible effect on climate change. Archaeology The application area has moderate archaeological potential for the Neolithic period as remains of this date have been recorded where John Innes Centre was constructed in the early part of the 21 st Century. These types of remains, if present, are likely to occur irregularly in glacial hollows across this area. Evidence of Bronze Age, Roman, Saxon, medieval and post-medieval activity has also been recorded and mitigation proposals for these remains are the same as for the Neolithic remains. There are no scheduled monuments or listed buildings within the application site. The construction phase could result in irreversible damage to archaeological deposits. However, this can be mitigated by archaeological recording. Creation of an archaeological record will allow an understanding of the heritage assets which would have remained unknown otherwise. Furthermore, a record will be created which can be accessed by interested parties in the future. 13

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