Land at Weymouth Gateway Proposed hotel and pub / restaurant Non-technical summary. Premier Inns Ltd February 2011

Transcription

1 February 2011

2

3 Introduction NTS.1 In April 2007, New Look Retailers Ltd submitted an outline planning application to Weymouth and Portland Borough Council to redevelop the Mount Pleasant Business Park with a mix of employment uses, hotel, retail and community facilities. The application was supported by an environmental impact assessment (EIA). Planning permission for the scheme was granted in August 2007, and this permission was extended for a further three years in August NTS.2 New Look Retailers Ltd applied for an amended scheme for the site s redevelopment in January 2011, which also incorporated the redevelopment of the site of the existing New Look distribution centre for a proposed foodstore. This application included proposals for a hotel and pub / restaurant. The site was renamed Weymouth Gateway. NTS.3 The planning application was a hybrid, which was submitted in outline with all matters reserved for the majority of the site. For the outline elements of the application, this meant that siting of buildings was reserved for all zones. The exceptions were the offices to be occupied by New Look, for which full details were submitted, and the proposed foodstore, for which all matters were reserved except the layout of the foodstore and associated petrol filling station and car park. NTS.4 is now applying for full planning permission for a hotel block and pub / restaurant, together with parking and access, on part of the site. The application is submitted in the context of the hybrid application for the wider site and the proposed hotel and pub / restaurant are consistent with the proposal shown in the hybrid application. The location, plans and massing are the same as those applied for in the hybrid. NTS.5 An EIA was considered necessary for the hybrid application, in accordance with Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (as amended), due to the potential for significant environmental effects. An environmental statement (ES) was prepared to report the findings and was submitted with the hybrid application. NTS.6 A separate EIA is not required for the full application for the hotel and pub / restaurant, as it is not considered likely to have significant environmental effects in its own right that would exceed those assessed in the EIA for the wider hybrid application. As set out above, the location, plans and massing of the proposed buildings are the same as those assessed in the hybrid application s EIA. NTS.7 This document has been prepared as a summary of the potential effects of the proposed hotel and pub / restaurant and does not form part of the hybrid application s EIA. It includes relevant baseline information from the EIA of

4 the wider hybrid application, summarises where the effects of the proposed hotel and pub / restaurant are the same as those for the hybrid application as a whole and highlights where the effects of the hotel and pub / restaurant differ from those identified for the whole hybrid application. The application site NTS.8 The proposed development site (figure NTS1) lies on Mercery Road, approximately 2.8 km north of Weymouth town centre, and forms part of the wider Weymouth Gateway site. It is bordered to the west by the existing New Look distribution centre and to the north by the new access road, roundabout and embankments that are under construction as part of the Weymouth Relief Road. Lorton Site of Special Scientific Interest (SSSI) lies beyond this land. The site is bordered to the east by a ditch, beyond which lies Lodmoor landfill site. Lodmoor SSSI and Nature Reserve lies beyond the landfill site to the east and south east. NTS.9 The south of the site is bordered by an existing small warehouse, which includes an ambulance station and the New Look Mock Shop and Recycling Centre. The site covers an area of approximately 0.87 hectares and comprises partly of made ground vegetated with rough grassland, partly of an area affected by the construction works to the north and partly of the New Look staff car park and the service yard for the warehouse. The proposals NTS.10 It is proposed to provide a 60-bedroom Premier Inn hotel and a 220-cover Beefeater pub / restaurant (figure NTS2). The hotel will be three storeys high, with a maximum height of 12 m to ridge and the pub / restaurant will be one and two storeys high, with a maximum height to ridge of 10 m. The hotel will have an internal floor area of 2,000 m 2 and the pub / restaurant will have an internal floor area of 800 m 2. NTS.11 The elevations of the hotel will include the use of white render and panels of Roach Portland stone and the building will be set on a plinth of re-constituted Portland stone in layered blocks. The roof will be grey in colour and nonreflective. The pub / restaurant will also include the use of Roach Portland stone panelling, together with white render, and the roof will be finished in materials to match the hotel. NTS.12 The northern end of Mercery Road will be connected to the new relief road as part of the relief road construction, and this will form the access to the site. A total of 102 car parking spaces will be provided on site for the proposed hotel and pub / restaurant. These will primarily be located at the rear of the buildings (figure NTS2). The hotel will have very limited servicing requirements, which consist of laundry collection and delivery. The pub / restaurant will have a dedicated service bay adjacent to the screened yard.

5 NTS.13 The landscape strategy for the proposed development will be compatible with that proposed for the wider hybrid application. It includes native tree planting along the eastern boundary with the buffer area, shrubs and trees in the car parking areas and around the proposed hotel and planting and hard surface areas around the proposed pub / restaurant. NTS.14 A surface water drainage strategy has been designed that will attenuate runoff from the hotel and pub / restaurant application site to greenfield rates. The proposed sustainable drainage system will use a mix of geocellular storage and captured infiltration from porous hard surfaces and a hydrobrake to achieve the attenuation to the required rate. Water will then outfall to the swale to the east of the site. Environmental effects Air quality NTS.15 The traffic-related pollutants nitrogen dioxide (NO 2 ) and fine particulate matter (PM 10 ) were the focus of the air quality assessment that formed part of the EIA for the hybrid application. They are also the main factors that could potentially be affected by the proposed hotel and pub / restaurant. NTS.16 Monitoring undertaken by Weymouth and Portland Borough Council for NO 2 in the vicinity of the site suggests that existing roadside concentrations are below the relevant UK air quality objective. Background concentrations of PM 10 are also shown to be substantially below the UK objective concentrations. NTS.17 During the construction phase, there is likely to be a temporary increase in heavy vehicle traffic on some local roads; but predominantly the relief road. The movement of soil and heavy machinery over bare ground within the site may result in some dust suspension and re-suspension, although dust tends to settle out within approximately 100 m of the source. Mitigation measures for controlling dust are tried and tested and are considered to reduce this potential effect to surrounding land use receptors to negligible. NTS.18 The modelling undertaken for the hybrid application to predict emissions related to operational traffic activities showed that the national air quality strategy objective limits for NO 2 and PM 10 will not be exceeded for any of the scenarios modelled. The modelling demonstrated that the overall hybrid scheme will have a negligible effect on air quality. Therefore, it is considered that the smaller amount of traffic associated with the proposed hotel and pub / restaurant will not significantly affect air quality. Cultural heritage NTS.19 This section assesses the potential effects of the proposals on the cultural heritage of the area, such as the historic landscape character and features,

6 historic buildings, conservation areas and archaeological sites and monuments. NTS.20 The landscape around Weymouth has undergone change and development from as early as the Neolithic period (c4300 BC). The South Dorset Ridgeway to the north of the site has the greatest concentration of Bronze Age (2000 BC) burial barrows anywhere in England. Several finds show activity in the area north and west of Mercery Road, with burial sites and settlement remains surviving in the undeveloped open field landscape of Nottington. Important early Iron Age remains were uncovered at Southill, Radipole Lane. A harbour was established at Radipole Lake early in the Roman occupation. A road linked the port with the important Roman town established at Dorchester. Romano-British settlement in the area was centred on Spa Hill / Icen Road / Roman Road on the ridge at the north end of Radipole Lake. Excavations on the Ridgeway in advance of construction of the relief road uncovered a mass Viking grave. NTS.21 The historic settlements along the Wey Valley, Upwey, Nottington and Radipole are designated conservation areas. They share a similar rural character and architecture, especially in the common use of rubble stone for most of the buildings, many of which are thatched. The villages are visually and physically separated from the more recent development along Dorchester Road. Within the conservation areas are several groups of listed buildings of national architectural or historic interest. Those closest to the site are at The Old Manor House at Radipole. NTS.22 No significant effects were identified on the historic environment in the area as a result of the overall hybrid application, and no effects are predicted as a result of the hotel and pub / restaurant. There are no buildings or features of historic interest at the site itself, and the historic villages of Radipole, Nottington and Upwey are separated from the site by the areas of modern development along Dorchester Road and forming the northern parts of Weymouth, and by the area of the new relief road. NTS.23 There has been a recent history of commercial land use and ground disturbance on the site, so the potential for discovery of archaeological remains during development is considered to be low. However, the site has not been the subject of previous archaeological study. To avoid effects on any currently unknown archaeological remains, a watching brief will be set up during site clearance and construction. If features of archaeological interest are uncovered, the appropriate surveys and investigations will be undertaken, so there will be no significant effects. Natural heritage NTS.24 The site lies in close proximity to two SSSIs: Lodmoor and Lorton. The site consists mainly of species-poor, rough grassland, bordered to the east by a ditch that drains into Lodmoor SSSI. The habitats on site are considered to be of low ecological interest, supporting mainly common species. A vegetation survey of the overall hybrid application site recorded a total of 71

7 species, five of which were notable in the Dorset context. None of these Dorset notable species were recorded on the site of the proposed hotel and pub / restaurant. NTS.25 A number of protected species were recorded on the wider hybrid application site during specialist surveys. Signs of water vole activity were recorded from along the ditch system, including adjacent to the full application site. Along this ditch, three Cetti s warblers were recorded holding territories during the spring, including one adjacent to the full application site. A further four territorial males were recorded to the east of the site, mainly along the edge of Lodmoor. NTS.26 Good numbers of slowworm were recorded across the wider hybrid application site, as well as a number of common lizard. Following the grant of planning permission in 2007 for the previous scheme, a programme of reptile translocation was undertaken in accordance with a reptile protection scheme. The site is now reptile free and is being maintained as such. As a result, there is no potential for effects on reptiles from the proposed development. NTS.27 As for the overall hybrid development, the primary impact of the hotel and restaurant / pub will be the loss of a small area of rough grassland from the site. It should be noted, however, that the grassland on this site has already been adversely affected by materials storage associated with the construction of the relief road immediately to the north. Given this fact, the small area involved, and the fact that no Dorset notable species were recorded in this area, this loss is not considered to be significant. NTS.28 It is considered that there is the potential for contamination of the adjacent ditch, both during construction work and once the site becomes operational. Contamination entering the ditch could in turn reach Lodmoor SSSI. In order to prevent this, a series of mitigation measures is proposed to minimise the risk of pollutants entering the watercourse on site (see water section below for further details). NTS.29 Under the hybrid application, a m wide grassland strip alongside the ditch will be retained and managed as an ecological buffer area. The proposed hotel and pub / restaurant and associated car parking will not impinge on this buffer area. The retention of this buffer, and the mitigation measures proposed to protect the watercourse from potential pollutant incidents, are considered to be sufficient to ensure the water vole population along the ditch will not be adversely affected by the proposals postconstruction. No works are proposed within the buffer area during construction, so there will be no significant effects on water voles. NTS.30 The EIA for the overall hybrid application concluded that the construction work and operation of the site is not considered likely to have any significant adverse effects on either of the two SSSIs close to the site, or on the ecological mitigation area in the Lorton Valley created as part of the Weymouth Relief Road works. As the proposed hotel and pub / restaurant

8 are in accordance with the overall scheme applied for in the hybrid application, it is concluded that there will be no significant effects on the SSSIs or ecological mitigation area as a result of this development. NTS.31 The issue of the potential for visitors to the hotel to increase recreational use of the SSSIs and ecological mitigation area was considered. However, given that the hotel will be a budget hotel, it is considered that the majority of visitors will be short stay travellers, rather than families using the hotel as a base for a holiday. In addition, parts of Lodmoor and Lorton Meadows are designed to accommodate recreational use with specifically identified paths. The ecological mitigation area has been designed to limit and manage public access and is further from the site than either of the reserves. It is therefore considered likely any visitors to the Lorton Valley from the site would use the advertised facilities at the reserves for recreation, rather than the more sensitive parts of the SSSIs and ecological mitigation area where visitors are not encouraged. No significant effects are therefore predicted as a result of the negligible increase in recreational activity anticipated to be associated with the hotel. NTS.32 The EIA for the hybrid application identified that the development of the hybrid scheme as a whole may lead to the loss of a small part of the foraging area used by some bat species known to occur at Lodmoor, which was considered to be an effect of slight to moderate significance. Given the small area of grassland habitat to be lost as a result of the construction of the proposed hotel and pub / restaurant, in the context of the available foraging habitat in the immediate vicinity of the site and its links to the wider countryside, it is considered that the proposed hotel and pub / restaurant will not result in any significant loss of bat foraging habitat. NTS.33 As set out above, the ES accompanying the overall hybrid application included detailed ecological assessment of the wider site, including the hotel and pub / restaurant application site. The ES found no particular interest on the application site, but it was recognised that the loss of rough grassland in this sensitive ecological context will require some mitigation. The ES proposed mitigation through various means, including replacement species rich planting in the ecological buffer zone. NTS.34 The ES as submitted does not currently address the issue of mitigation to the satisfaction of Natural England. Preliminary discussions with Natural England indicate that this is a matter that can be resolved without the need for amendment of the scheme or additional survey work, but that this may require either the use of planning conditions or contributions secured by means of a section 106 legal agreement. It is expected that this issue can be satisfactorily resolved during the determination of the overall hybrid application. NTS.35 If it is necessary for planning conditions or section 106 agreement undertakings to be secured in order to resolve this matter, those requirements could be equally imposed through determination of the hotel and pub / restaurant application, although care will need to be taken to avoid

9 duplication in the event that both the hybrid and the full applications are permitted. By these means it is hoped to secure Natural England s support for both the hotel and pub / restaurant proposal and the wider scheme. Noise and vibration NTS.36 The noise assessment for the overall hybrid application identified sensitive receptors around the site and a baseline noise survey was undertaken at representative locations. The survey concluded that the principal noise source was road traffic on Dorchester Road, and also that train pass-bys, which occurred two to three times an hour, were audible across the site. The existing noise environment at receptors away from Dorchester Road was classed as being good to fair, while for receptors along the road it was poor. NTS.37 A review of the hybrid application proposals determined that the only notable source of potential noise effects was the generation of additional road traffic. This is also the case for the proposed hotel and pub / restaurant. Road traffic noise predictions were undertaken for the hybrid scheme and concluded that, relative to the existing and future predicted noise levels without the development, the effect of the development on sensitive receptors would not be significant. Therefore, it is considered that the smaller amount of traffic associated with the proposed hotel and pub / restaurant will not significantly affect noise levels. Traffic and transport NTS.38 The traffic and transport assessment for the hybrid application deals with the effect of the increased traffic associated with the proposals on traffic patterns and sensitive receptors in the vicinity of the site. NTS.39 The proposed hotel and pub / restaurant will lead to an increase in the number of car journeys associated with the site, and therefore to an increase in pressure on the local highway network. However, the transport assessment produced for the hybrid application showed that the increase associated with the hybrid application development will not significantly affect the capacity of the existing highway network and junctions, or those associated with the relief road. NTS.40 The transport statement produced in support of the full application concludes that the traffic generated by the proposed hotel and pub / restaurant will be lower than that assumed in the hybrid assessment, as the proposals are for a smaller number of beds in the hotel and a smaller restaurant floorspace than set out in the hybrid application. This decrease confirms that the proposed hotel and pub / restaurant will not significantly affect highway or junction capacity. NTS.41 The assessment focuses on the community as a sensitive receptor and addresses the traffic and transport effects in terms of the severance and intimidation that may result from an increase in traffic volumes in close proximity to sensitive receptors, such as schools, residences and retirement

10 homes. The increase in traffic flows and associated effects on severance, intimidation and the accident rate on the local road network as a result of the proposed hotel and pub / restaurant will not be significant. NTS.42 A framework travel plan has been prepared for the development to stimulate demand for walking, cycling, public transport and car sharing, whilst reducing the demand for car travel. Landscape and visual effects NTS.43 Both desk and field studies were undertaken for the hybrid application to evaluate the landscape in and around the wider site and to identify potential views and visual receptors. A number were selected to provide a representative selection of views from all directions. These are considered here in relation to the proposed hotel and pub / restaurant. NTS.44 The site falls within the Ridge and Vale landscape character area, as identified by Dorset County Council. At the more local scale of the Weymouth and Portland Borough Council landscape assessment, the site falls within the Lorton Valley area. Surrounding character areas include Radipole, Lodmoor, Redlands and Southdown. NTS.45 The effect on the character of these areas and the surrounding landscape character types that was identified in the EIA for the hybrid application resulted from the removal of the distribution centre building and the construction of employment buildings. The development of the proposed hotel and pub / restaurant buildings on their own is not predicted to lead to a significant effect on the character of these areas and the surrounding landscape character types. The proposed buildings are appropriate to the character of the area and would be seen in the context of the adjacent existing distribution centre and warehouse buildings, the park and ride to the east and the new relief road. NTS.46 During the landscape and visual assessment for the hybrid application, a number of different character areas were identified within the wider site. The hotel and pub / restaurant application site is within two of these character areas, the first of which is characterised by an open area of unmanaged grassland. The second is dominated by the car parking and servicing area associated with the small warehouse building to the south. The proposals will result in a long term change to the landscape of the site and will introduce additional built elements into the area. However, the site is partially developed already and the character of the surrounding landscape is largely urban and dominated by the adjacent existing buildings. Overall, the character areas on site are considered to be of negligible sensitivity and the changes will not be significant. NTS.47 During construction, the proposed development is likely to lead to short term adverse changes to views from sensitive receptors, due to the presence of cranes, scaffolding and construction traffic on site. These effects will range from a medium change for some local viewpoints, although others will be

11 screened by the existing distribution centre, to negligible to small for more distant viewpoints. NTS.48 The main post-construction effects on views identified in the hybrid application EIA resulted from the removal of the distribution centre building and the construction of employment buildings in the south of the site. The development of the proposed hotel and pub / restaurant buildings on their own will have a more limited effect on views. The existing distribution centre building would provide some screening and the new buildings would be seen in the context of the existing buildings on the wider site. Overall, it is considered that there will be a small change to views from local viewpoints to the south and north of the site and a negligible change from more distant viewpoints. Ground conditions NTS.49 The desktop study that comprised the contaminated land assessment for the hybrid application EIA identified potential for localised areas of contamination. The potential sources of contamination most relevant to the hotel and pub / restaurant site included the following: Leachate and landfill gas from the Lodmoor landfill site to the north east of the application site Unknown material in localised pockets of Made Ground from previous construction NTS.50 Once a source-pathway-receptor assessment had been conducted, a set of plausible linkages was identified and a series of intrusive ground investigations was undertaken. NTS.51 All soil test results were below the soil guideline values for commercial end use. No significant effects are therefore predicted as a result of soil contamination. NTS.52 Nickel was recorded in some of the groundwater samples taken across the hybrid application site in concentrations just above the drinking water standard threshold. However, the groundwater is present in isolated perched bodies within areas of Made Ground, with only limited flows towards surface water bodies. Three groundwater samples from the wider site contained elevated concentrations of sulphate, which could be derived from sulphate within the natural soils on site. In the context of the slow flow of groundwater on the site, this is not considered to be significant. No significant effects are predicted on the proposed hotel and pub / restaurant as a result of surface water or groundwater contamination. NTS.53 Ground gas monitoring results showed that there is no favourable pathway for landfill gas to reach the site from Lodmoor landfill, due to the presence of Oxford Clay and the shallow groundwater level. There is generally elevated methane being released from the groundwater in the rock at depth. This is considered to be due to the breakdown of ancient organic material. To

12 prevent the risk of gas accumulation in the proposed buildings, a gas membrane will be included in the design of the buildings and there will be no risk to health. NTS.54 A range of mitigation measures will be put in place during construction to ensure that there are no significant adverse effects as a result of ground conditions. These include the use of personal protective equipment and dust suppression measures, which will form part of the Construction Environmental Management Plan produced to remove any potential harm to the future and surrounding users of the site. Water environment NTS.55 The water environment assessment focused on flooding and the quality of surface and groundwater bodies. The main issues addressed included potential contamination from surface water run-off from areas of hardstanding, contamination of surface water and groundwater during construction, and the need for a drainage system that could accommodate the increase in run-off associated with increasing the impermeable area of the site. NTS.56 The principal surface water bodies in the vicinity include a drainage ditch that runs to the east of the site and connects into a network of land drains to the east, the Lodmoor SSSI and Weymouth Bay. Lodmoor SSSI is approximately 100 m east of the site and is influenced by saline groundwater. Frequent fresh water flooding of the SSSI also occurs. Weymouth Bay is around 1.5 km south of the site and receives waters from Lodmoor SSSI. The bay was not considered in the assessment due to its distance from the site. The River Wey and Radipole SSSI were not considered in the assessment because they are in a different catchment from the site. NTS.57 The drainage strategy described in paragraph NTS.14 has been devised to manage the additional run-off that will result from the proposals. It is designed to ensure that flood risk is not increased and there will be no significant effects on flood risk from the proposals. The proposed buildings will be located outside the floodplain. Floor levels will be provided at 3.8 m and 3.9 m Above Ordnance Datum (AOD) for the hotel and pub / restaurant respectively, which are well above the modelled flood level plus a 300 mm allowance for climate change (2.95 m AOD). NTS.58 Detailed discussions with the Environment Agency have resulted in agreement that car parking can be located in a small area of the floodplain, within flood zone 2. The levels within the car park will be raised to 2.40 m AOD, allowing a maximum 250 mm depth of flooding for the lifetime of the development. No significant effects are predicted on the proposed development as a result of flooding. NTS.59 A range of mitigation measures will be put in place both during and after construction to ensure that there will be no significant adverse effects on water quality as a result of the proposed hotel and pub / restaurant. For the

13 construction phase, these include temporary drainage measures, use of wheel wash facilities, storage of fuels and chemicals in bunded areas and development of pollution control procedures. For the post-construction phase, these include the use of oil / water interceptors in road drainage. Community and social effects NTS.60 The current social and economic conditions in Weymouth and Portland were analysed as part of the EIA for the hybrid application. Unemployment in the borough is below the national average, but above that for Dorset as a whole. Employment in Weymouth town is dependent on low-paid seasonal jobs, with 18.6% of workers employed directly in tourism-related businesses in Average wage levels are generally low. NTS.61 There will be a small, short term increase in employment as the proposed development is constructed. It is estimated that operation of the proposed hotel and pub / restaurant will create approximately 65 jobs, which will be a small beneficial effect. NTS.62 The development of the site will improve its amenity from an area of open land and car parking to a landscaped hotel and pub / restaurant environment. This will be a small beneficial effect. Land use NTS.63 The potential for effects on land uses off site was not considered, as a development of the nature and scale proposed would not affect surrounding land uses. Therefore, only on site land uses are considered in this section. NTS.64 The site currently consists of grassland and a car park. There are no public rights of way on site. The proposed development will result in the removal of the existing uses. The loss of the grassland and car park is considered to be an effect of negligible significance. The provision of hotel and pub / restaurant uses on the site is a moderate beneficial effect. Conclusion NTS.65 The proposed hotel and pub / restaurant will result in a limited number of changes to the local environment, none of which are considered to be substantially significant. The changes will be smaller than those assessed for the hybrid application scheme as a whole.

14 Figures Figure NTS1: Existing location and site boundary plan Figure NTS2: Proposed layout

15

16