University Park, Worcester Non Technical Summary December 2011 Introduction UW Wrenbridge LLP, a Joint Venture Company of the University of Worcester and Wrenbridge Land Ltd (the Applicants ) intend to submit a hybrid planning application to provide a high quality, sustainable mixed use development together with landscaping and associated infrastructure including a new site access from the A44 Bromyard Road. presented in Figure ES1.1. The site lies on the western fringe of the urban centre of Worcester with largely residential uses to the north (including Earls Court Farm residential development currently under construction), east and south; and open countryside to the west. The development proposed for University Park falls within Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (hereafter referred to as the EIA Regulations ) by virtue of its size which exceeds 0.5 hectares. However, a Schedule 2 development only requires an Environmental Impact Assessment (EIA) if it is screened as being likely to have significant effects on the environment. Whilst the proposed development for University Park has not been formally screened, the Applicants are undertaking an EIA to ensure any potential significant impacts which may arise from the proposed works are identified and any required mitigation incorporated within the design of the new development. This non-technical summary briefly describes the proposed development and summarises the findings of the Environmental Statement (ES). The Site & Surrounding Area The Application Site is located on the western fringe of the City of Worcester, approximately 2.6 km from the City Centre, centred on National Grid Reference SO823542. The location of the site in its city wide context is Figure ES1.1: Site Location The A44 Bromyard Road delineates its boundary to the north and the Hereford to Worcester railway to the south. To the west is predominantly bound by residential properties of Meadow Bank Drive and Grove Farm and to the west by open fields and the A4440 Western Bypass/ Grove Way. 1
The University Park Application Site is approximately 18.6 hectares in size and the boundary is shown on Figure ES 2.1. Phase One of the development, is shown by a red doted line on the aforementioned Figure The site is predominantly formerly cultivated land and can be broadly split into three fields; a northern field, central field and southern field. The northern part of the site was formerly cultivated as a Christmas tree plantation (trees were removed from the site in Spring 2011). A hedgerow with a narrow ditch forms the southern boundary of the former Christmas tree plantation, beyond which lies the middle field, of uncultivated land. The southern boundary of this field is formed by a double avenue of trees which flank a dirt track which runs east-west across the site. To the south of the dirt track, the land is currently uncultivated, consisting of open grass fields, individual trees and a small tributary of Laugherne Brook, which crosses the southern end of the site. A small pond and a fishing reservoir, known as Grove Farm Reservoir, are located in the southern part of the site. The site does not currently have any formal vehicular access. Figure ES 2.1: Application Site Boundary 2
The Proposals The University Park Development seeks to deliver a high quality sustainable mixed use development. The development will comprise three principal components (Figure ES 3.1, on the final page of this document): a business and enterprise park in the north west of the site (4.05 hectares); a health and well being campus including a doctor s surgery in the north east of the site (2.95 hectares); and a university campus in the southern part of the site (5.16 hectares). The first phase of development will deliver a new health centre and pharmacy with associated landscaping, parking and access located on 0.85 hectares in the northern part of the health and well being campus. The first phase of development also includes the principal means of access in to the University Park site from the A44, Bromyard Road. The University Park development will provide: a new vehicular access to the north of the site from the A44, Bromyard Road; approximately 62,970m 2 mixed use development; open space and landscape features including a 30 60 m wide landscaping corridor/ buffer along the eastern boundary; informal open space (with ecological enhancements) on land to the south of the Grove Farm Reservoir; retention and enhancement, wherever possible, of existing hedgerows and trees; and creation of two ponds in the south east of the site (to provide surface water storage). The Health Centre development (Phase One) will provide: a new vehicular access to the north of the site from the A44, Bromyard Road; and a new two storey health care centre (with associated parking and infrastructure). The Environmental Impact Assessment Process A formal scoping request was submitted to Worcester City Council (WCC) in October 2011, in addition to this formal scoping exercise, informal consultations were undertaken with various parties including but not limited to: Environment Agency; Severn Trent Water; Worcester City Council; and Worcester County Council. Key parties including Worcester City Council and local residents have been consulted throughout the development of the masterplan through a series of meetings and consultation events. The scope of assessment within technical chapters of the ES has wherever possible been agreed with the relevant consultees through informal and formal consultation. This ES provides an up to date assessment for the planning application and gives due regard 3
to the application site as a whole and the Health Centre. Planning Policy This Chapter considers the main planning legislation, policies and plans which are relevant to the proposed development of University Park. Specialist legislation and policy requirements applicable to each of the technical components of the EIA are set out, where relevant, within each technical chapter. The Chapter demonstrates that policy at national, regional and local levels has been taken into account through the evolution of the proposed University Park development and has been evaluated through this EIA. Socio Economic Effects An assessment of the social and economic effects of the University Park proposals provide a solid proposition to help support not only private sector led economic development in Worcester, but also key components of social need. In the short-term, impacts will be associated with construction employment in the local economy. As a significant development, its contribution of approximately 209 temporary jobs in to the local economy will provide a boost at a time when the local economy, and importantly the construction sector are facing difficult future challenges. Longer term, the overall economic impact of the University Park development is anticipated to contribute over 1,600 jobs in the local economy. This will include job creation in high value sectors such as research & development, education and technology. In addition, the proposals contribute significantly to the wider social infrastructure of the area, particularly in regard to health and education provision. Biodiversity An assessment of biodiversity in respect of the proposed University Park development has been undertaken by Worcestershire Wildlife Consultancy. The site has been assessed through ecological survey work carried out between 2005 and 2011. There is one Local Wildlife Site Laugherne Brook (approximately 200m from the site) which is connected to the Grove Farm Reservoir by a small tributary stream and could therefore be affected by any run-off from the site. The protected species within and adjacent to the site, such as bats, reptiles, breeding birds and badgers, have been assessed. The issues considered include loss of habitats, pollution of a nearby non-statutory nature conservation site, pollution of the waterbodies on the site, and effects on protected species during the construction and operational phase. Construction activities will be undertaken in line with relevant guidelines including the Environmental Agency s Pollution Prevention Guidance Notes (PPG) and BS5837:2005 Trees in relation to construction - Recommendations, which will prevent damage to valuable habitats and harm and disturbance to protected species. Where protected species impacts have been identified mitigation will include preparation of method statements prior to construction. An Ecological Management Plan will be provided to detail these measures. Providing the mitigation and compensation strategy is implemented, the University Park development will avoid, mitigate or 4
compensate for all potentially significant adverse impacts on biodiversity. There will be significant positive impacts as a result of planting additional native species of trees and shrubs on site. Landscape & Visual A landscape and visual impact assessment of the proposed developments has been carried out. The assessment has considered the developments during construction, completion of the development at year 1 (i.e. first year as fully operational) and also the longer term effects at year 15. The LVIA considered 8 potential landscape receptors in general these receptors were selected due to their immediate proximity to the application site. These include statutory landscape, cultural heritage and nature conservation designations, non-statutory landscape designations, and vegetation and landscape character. In terms of impacts during the construction phase of development, effects on the landscape character would be moderate adverse, due to the change in character from an open, intensively farmed agricultural land which is in declining condition on the urban fringe to a new development site with associated infrastructure, buildings, lighting and drainage. On Completion the proposed built form will have a direct and permanent effect upon the character of this landscape and its effect is assessed as moderate/slight adverse. After 15 years the impacts are predicted to be beneficial on the majority of landscape effects. The development would introduce extensive infrastructure woodland/hedgerow planting, tree planting, orchards, specie rich grassland habitats, new areas of open space and greater connectivity all of which would improve and enhance the local environment, character and landscape elements. The LVIA considered 16 potential visual receptors, in general the visual impacts of the development during construction and on completion are greatest immediately adjacent to the site. For many of the identified visual receptors in close proximity to the site (e.g residential properties, road users of Bromyard Road and Tudor Way and users of footpaths within and near to the application site) the LVIA has predicted a slight to moderate adverse during the construction phase and on completion. The development will provide a high quality gateway to University Park and provide a positive contribution to its interface with Bromyard Road and Earls Park opposite. It is of a scale which is sympathetic to the adjacent residential properties. Therefore, 15 years after completion of the development, the predicted impact for most residential properties, road users and footpath users has been assessed as moderate beneficial. The LVIA has considered one potential mid distance view in to the site from footpath (PROW 511) on Claphill Lane. The application site lies lower than this footpath and the predicted impact during construction and on completion are assessed as slight to moderate adverse. After 15 years it is considered the tree lined avenues and infrastructure planting within the application site will have matured to provide a high quality setting to the development. After 15 years, the predicted impact is therefore assessed as neutral to beneficial. 5
Archaeology and Cultural Heritage An assessment of Archaeology and Cultural Heritage in respect of the proposed University Park development has been undertaken. The Chapter gives an understanding of site s conditions with regard to the archaeological and cultural heritage assets site and surrounding area. The chapter examines the effects of the proposed University Park development on the cultural heritage assets in terms of the whole development and first phase of development. The assessment uses previous archaeological studies on the site and adjacent to the site. The issues have been estimated and the significance determined and the recommendations for archaeological intervention are made based on preliminary consultations with the Worcester City Council (WCC) Archaeological Officer. An archaeological Written Scheme of Investigation has been prepared in support of this planning application. The results of the investigation will inform an archaeological mitigation strategy. Implementation of the recommended mitigation measures will ensure there is no significant effect on this resource. Water Resources The assessment of water resources relates to waterbodies within and surrounding the application site. Water resources include: surface and ground water quality; groundwater recharge; drainage and flood risk. Water resources information for the University Park site has been established from a review of existing reports, a site visit and consultation. An assessment of the impacts of the proposed development on the water resources of both the Outline Application Site and Health Centre has highlighted all potential impacts on identified water resources can be mitigated providing best practice techniques are adhered to and innovative drainage and site solutions are implemented in line with the development and design proposals for the Application Site. The assessment concludes the University Park development will have no significant impact to the water environment in terms of quality, flood risk and resource availability. Noise The assessment of noise and vibration assessment has been undertaken, and this Chapter identifies the key potential associated with the proposed development.. Road traffic issues have been assessed, and have identified sections of the A44 on the northern boundary of the site where there will be increases in road traffic flows. For the rest of the road network, negligible traffic noise changes are predicted. An assessment of the noise and vibration impacts of the construction works associated with the development has been undertaken. Given the scale of the works and the proximity of residential properties, there will remain some adverse noise impacts even after mitigation. However, it is considered that with careful site and operational control an adequate level of control can be placed upon the construction operations. For the proposed new health centre existing noise levels, and the potential for change with nearby increases in road traffic noise, have been considered. It is demonstrated that with the provision of standard double glazed window units for consultation rooms at the health care centre, appropriate indoor noise levels will be achieved. 6
For the whole site, where there will be any new fixed building services or plant items installed for any part of the development, a series of noise limits are recommended which will ensure that they will not result in noise nuisance at the closest noise sensitive receptors to the site. Air Quality An assessment of construction and operational air quality impacts of the proposed development has been carried out. The site clearance and construction phase of the proposed University Park development has the potential to result in temporary air quality impacts due to the emission of dust. However, with the adoption of Best Practice Measures, the impact of construction activities should be minimised. Thus complaints should be avoidable and the effects of dust from the construction phase will be temporary. The change in traffic on the local road network associated with the operational phase of University Park has the potential to affect local air quality due to a change in vehicular emissions. In addition to which the development of the site will also introduce receptors and therefore public exposure within 200m of the A44 and A440. This information has informed the impact assessment in relation to transport movement and access. The assessment has highlighted a marginal impact from HGV traffic during the construction phase. However it is considered that the overall volumes of construction traffic are not considered to be material, and no further mitigation is considered necessary. During the operational phase of University Park appropriate mitigation strategies for highway, public transport, pedestrians and cyclists will ensure no significant effect of the identified receptors. Mitigation including promotion of sustainable travel for movements to and from the University Park and surrounding area has been proposed, as part of this mitigation a comprehensive Site-wide Framework Travel Plan has been developed and will be implemented. The assessment has determined that emissions from road traffic would be of negligible significance at existing receptors and at receptors introduced on the Application Site. Transport, Movement & Access Detailed assessments of the future patterns to and from University Park carried out as part of the Transport Assessment (Halcrow 2011) has led to the identification of resulting traffic impacts from the University Park development. 7
Cumulative Effects A cumulative effects assessment has examined the incremental contribution of the proposed development together with potential impacts from the preparation/ construction phase and the operational phase of Earls Court Farm residential development located immediately to the north of the application site and currently under construction. The Environmental Statement for the application site has provided sufficient mitigation measures to ensure that any impacts from works at the application site will be avoided or minimised. Providing the recommendations are implemented there should be no significant adverse cumulative effect from the development during construction. During Operation when both developments are fully operational it is considered that without the implementation of mitigation measures there may be an adverse cumulative effect on certain receptors. However, providing recommendations contained within this ES are implemented there should be no significant adverse cumulative effects. highlighted to the design team and these opportunities have been incorporated into the masterplan for the proposed development. Further details relating to the EIA of the proposed development of the University Park site is provided in the ES which has been prepared in support of these planning applications. Further details & Contact Information Further details relating to the Environmental Assessment of the scheme are provided in the Environmental Statement. Additional copies of the Environmental Statement can be obtained. A paper copy can be provided at the cost of printing or on CD at a cost of 10, by writing to the following address: UW Wrenbridge LLP Capital Projects Office Henwick Grove Worcester WR2 6AJ For the attention of the EIA Team Summary The University Park development has been subject to an Environmental Impact Assessment in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011. A specialist assessment has been undertaken for each of the key environmental topic areas and for any adverse impacts identified, mitigation measures have been provided to either reduce or remove the impacts where possible. In some circumstances, the opportunity for improvement has been 8
Environmental Statement Figure ES3.1 Conceptual Masterplan 9