and Netherhall Road and Camp Farm EIA Environmental Statement - Non Technical Summary December 2012 in association with
1. Introduction Story Homes applied to Allerdale Borough Council (ABC) in May 2011 for a new residential development of 152 homes at Netherhall Road, Maryport, Cumbria. The proposed development also includes open space and a new access road to the adjacent Camp Farm, north east of the application site. At the same time, a separate application was submitted by Hadrian s Wall Heritage for a new museum and visitor centre at Camp Farm, with access from the Netherhall Road site. It should be noted that since the application was submitted, Hadrians Wall Heritage has changed its name to Hadrian s Wall Trust (Charity No: 1145819). However, both names have been used in this document. Following submission of the applications, a request was made by a third party to the Secretary of State (SoS), requesting an opinion on whether an Environmental Impact Assessment (EIA) was required to accompany the Netherhall Road application. The SoS responded saying an EIA was required. A subsequent request for a Screening Direction was made on behalf of Hadrian s Wall Heritage for the Camp Farm application. The SoS also responded saying that an EIA was required. The EIA Directive is enacted into English legislation through The Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (the EIA Regulations) as amended. The SoS determined that the proposals constitute EIA Development under Schedule 10(b) EIA Regulations and therefore, an EIA was required to be undertaken: 10(b) Urban development projects including the construction of shopping centres and car parks, sports stadiums, leisure centres and multiplex cinemas. The potentially significant environmental impacts of the proposed developments have subsequently been documented in an Environmental Statement (ES). This document provides a Non-Technical Summary (NTS) of the ES. It provides detail of the sites and their surroundings, the proposed developments and how they have been designed, the likely environmental impacts of the proposed developments and what measures are proposed to reduce, avoid or compensate for potentially adverse impacts and maximise beneficial impacts (mitigation measures). EIA is required under the terms of the European Union Directive 85/337/EEC on the assessment of the effects on certain public and private projects on the environment (subsequently amended by Directive 97/11/EC). PAGE 3
Figure 1.1: Netherhall Road Planning Application Boundary PAGE 4
Figure 1.2: Camp Farm Planning Application Boundary PAGE 5
2. Environmental Impact Assessment Scoping Ecology; Landscape and Visual; Cultural Heritage; and Traffic and Transport. Scoping is not a mandatory requirement of the EIA Regulations, but is seen as good practice. The purpose of scoping is to ensure that the environmental studies undertaken during the EIA provide all the relevant information on the likely significant environmental effects of the project and the potentially significant impacts are scoped in for consideration. The technical scope of the EIA has been informed by the following: Schedule 4 of the EIA Regulations; Previous technical assessments of the site undertaken as part of the Netherhall Road and Camp Farm planning applications, as set out in the EIA Scoping Report (Appendix B1 of the ES); Pre-application meeting between NJL and ABC Development Control Officers on 16th January 2012; ABC Scoping Opinions dated 20th March 2012 (Appendix B2 of the ES); and Further consultation undertaken as part of the EIA. Through this scoping process, the environmental topics identified as having the potential for significant environmental effects are: Although the EIA covers both the Netherhall Road and Camp Farm applications, the findings of these technical assessments are structured separately in this NTS so that the reader and decision maker can determine the effects of each application in isolation and in combination (known as cumulatively ). The potential cumulative impacts as a result of both developments have also been assessed. The EIA Scoping Opinions did not establish a requirement for cumulative impact assessment with other proposed developments, as no relevant developments were identified in the study area. This position was kept under review during the EIA process, but no further relevant developments have been identified. Impact Prediction Each technical assessment within the EIA firstly establishes the existing conditions known as the environmental baseline, which identifies potentially sensitive receptors to environmental PAGE 6
impact e.g. ecological sites, nearby residents and archaeological remains. The environmental baseline is then the basis against which the potential impacts are assessed. Environmental impacts can be positive (known as beneficial ) or negative (known as adverse ), temporary or permanent and vary in their duration and spatial scale. The significance of an environmental impact is assessed based on a combination of its magnitude (i.e. intensity) and the sensitivity of the receiving receptor. There is no statutory definition of significance. In this EIA the following descriptive terms are used: Substantial; Moderate; Minor; Negligible. The EIA has identified appropriate mitigation measures based on the assessment of potential significant impacts. These mitigation measures are divided into: Inherent mitigation measures those designed in to the scheme and certain to be delivered, i.e. what is proposed by the application forms and drawings; Standard mitigation e.g. construction mitigation with a high degree of certainty over delivery i.e. measures to be included in a draft Construction Environmental Management Plan (CEMP); and Actionable mitigation measures - those that require a controlling mechanism or legal undertaking to be implemented, but are under the control of the applicant, ABC or Statutory Bodies and therefore, have a good certainty over delivery, e.g. Planning Conditions and legal planning agreements with ABC. The purpose of defining mitigation in this way is to make it clear how the mitigation is to be delivered. Mitigation Mitigation measures can be put in place to avoid, reduce or compensate for potential adverse impacts, or to enhance beneficial impacts. PAGE 7
Figure 3.1: Site Surroundings PAGE 8
Figure 3.2: Statutory Designated Sites PAGE 9
3. Site Surroundings The site boundaries and the surroundings of the sites are shown in Figure 3.1. Netherhall Road The Netherhall Road site is located approximately 400m to the east of Maryport Town Centre. The site is bounded to the north west by a strip of woodland and beyond this, Maryport Church of England Junior School. The site is bounded to the north east by an area of agricultural land and beyond this, a stone wall and Pigeonwell Lonning public footpath. This area of land contains a Scheduled Monument (Roman Cremation Cemetery) and the possible location of a Roman Road. To the south and south east is a stone wall and beyond this, the A596 Netherhall Road. Opposite the site to the south of the A596 are a Rugby Club and Netherhall Park. To the south west and west of the site are allotments and existing residential properties. Camp Farm The Camp Farm site is located to the north east of the Netherhall Road site and is irregular in shape. The site is bounded to the north and north east by agricultural land. To the east of the site is a Byway Open to All Traffic (BOAT) and existing residential properties at Camp Farm. The northern area of the site is bounded to the south by residential properties on Camp Road and a stone wall and public footpath separating the site from the Netherhall Road site and Maryport Church of England Junior School. To the south west of the northern area are a playground and properties fronting onto Camp Road, Macan Street, Criffel Avenue and The Promenade. To the south west of the southern part of the site are Pigeonwell Lonning public footpath and the Netherhall Road site. To the west and north west of the northern area of the site are the Senhouse Roman Museum and cliffs sloping in a north westerly direction to the coastline. PAGE 10
Designated Sites Statutory Designated Sites are those that are the responsibility of national organisations such as Natural England or English Heritage. Nearby Statutory Designated Sites are shown in Figure 3.2. Figure 3.2 shows that the Netherhall Road site is not located within a Statutory Designated Site, however, as discussed, the Roman Cremation Cemetery Scheduled Monument is located to the north east of the eastern site boundary. Figure 3.2 shows that the Camp Farm Application boundary falls within the Hadrian s Wall World Heritage Site (WHS) and Scheduled Monument and its buffer zone. The purpose of the buffer zone is to protect its setting. Although part of the site falls within the WHS and Scheduled Monument boundaries, the area of the site to be developed (i.e. the existing Camp Farm buildings) is outside of the WHS and Scheduled Monument boundaries, but within the WHS buffer zone. Figure 3.2 also shows that the whole Camp Farm site is within the Solway Coast Area of Outstanding Natural Beauty (AONB). PAGE 11
Figure 3.3: Site Photographs Netherhall Road site from A596 View towards Netherhall School from Netherhall Road Site View looking west of the northern Netherhall Road site boundary Existing Camp Farm Buildings from Pigeonwell Lonning Footpath Alauna Roman Fort and Senhouse Museum from Camp Farm site Existing Camp Farm Courtyard Buildings PAGE 12
4. The Sites Netherhall Road The Netherhall Road site is 9.3ha in area and is located approximately 400m to the east of Maryport Town Centre. The site is broadly rectangular in shape and slopes steeply to the south and south east towards the A596. The site is currently undeveloped and used for livestock grazing. There is a sandstone wall at the south of the site to the north of the A596 Netherhall Road. There will be a footpath connection at the north west of the site which currently comprises part of a woodland strip. Camp Farm The Camp Farm site slopes to the south west and includes twelve derelict farm buildings, trees, grassland and historical landforms associated with the Alauna Roman Fort. The Camp Farm complex includes a number of derelict barns and cattle sheds. These buildings are known to be used by bats and barn owls. To the south of the buildings is a stand of mature sycamore trees protected by a Tree Preservation Order. To the west of the Camp Farm Complex, but outside of the application boundary is the Pigeonwell Lonning public footpath. The site of the Alauna Roman Fort is located at the west of the site, north west of Camp Road. This area includes grassed landforms and is separated from the wider Camp Farm site by a stone wall to the north east. The remainder of the site consists of grassland, with hedgerows marking the field boundaries. PAGE 13
Figure 5.1: Proposed Netherhall Road Development PAGE 14
5. The Proposed Netherhall Road Development The layout of the proposed Netherhall Road development is shown in Figure 5.1. As an overview the proposed Netherhall Road development comprises: 130 private and 22 affordable new residential dwellings; Ancillary open space; Pedestrian access between the site entrance on A596 Netherhall Road and Church Street at the north of the site; Vehicular access directly from A596 Netherhall Road. The dwellings will be a mixture of 2 to 6 bed detached, semidetached and terraced houses and eight bungalows. The majority of the dwellings will be 2 storeys in height with some 2.5 to 3 storey dwellings. Landscaping at the site includes the retention of open space adjacent to Netherhall Road; green corridors of vegetation and open space to break up the scale of the development and provide connectivity for wildlife; creation of a pedestrian access route between Netherhall Road and Church Street; and a hierarchy of public open spaces for informal recreation. Planting will include a combination of trees and shrubs within both the public and private areas of the site. Part of the existing stone wall at the south of the site will be removed or modified to form the new access to the site. Surface water run-off will be managed on-site through the use of sustainable drainage systems (SUDS). Foul drainage from the development is proposed to be routed to the existing foul sewer beneath the A596. Connection will be made in the vicinity of the site access junction. Low level lighting will be used to avoid light spillage on nearby woodland and minimise impacts on wildlife. The materials used will be a range of brick, render and stone, representative of the local area. Up to three main brick types will be used as part of the proposed development, with further detail contained in the Design and Access Statement which was submitted as part of the planning application. PAGE 15
6. The Proposed Camp Farm Development The proposed development at Camp Farm will be known as Roman Maryport and comprises a new museum and visitor centre based on Maryport s Roman archaeology. The proposed layout is shown in Figures 6.1 and 6.2 and will include: The restoration and conversion of the former barns into galleries, visitor facilities, education and meeting rooms and staff areas; A new café and retail facilities at the former hay barn; A new archaeologists accommodation building to replace the former hay barn; Children s play area; Parking for up to 39 cars and 3 coaches, with overflow parking for 80 vehicles; Landscaping, hedge and tree planting, open space and new pathways to the Roman Fort; and Access road from the neighbouring Netherhall Road development. The scheme has been designed to retain the existing building fabric where possible. The existing cattle sheds and barns will be retained and converted into interpretative exhibition galleries, artefact display areas, visiting exhibition areas, meeting and educational spaces and staff facilities. The internal spaces will be adapted to allow for these new uses. The farm buildings will be re-roofed using local blue grey Westmorland slate. Existing concrete tiled or corrugated sheet roofs will also be replaced by new blue grey Westmorland slate. The new build elements of the proposed development will be of contemporary design and include a new entrance area with ticketing, café and retail facilities. The café and retail facilities will be built within the footprint of the original hay barn and covered by a contemporary raised seam zinc roof with wide cantilevered eaves. The spaces between the building groups will become internal circulation spaces and covered by a new glazed roof, pitched to follow the roofs on the main group of barns. The access point to the site will result in the removal of part of the existing sandstone wall and will cross the possible location of the Roman Road. Proposed elevations are shown in Figures 6.3 and 6.4 and illustrations of the proposed development are shown in Figure 6.5. PAGE 16
Figure 6.1: Proposed Camp Farm Layout and Access PAGE 17
Figure 6.2: Proposed Camp Farm Development PAGE 18
Figure 6.3: Proposed Camp Farm Elevations 1 PAGE 19
Figure 6.4: Proposed Camp Farm Elevations 2 PAGE 20
Figure 6.5: Illustrations of the Proposed Camp Farm Development View of the proposed development looking west View of the Proposed Central Street PAGE 21
7. Alternatives The EIA Regulations require that the ES includes an outline of the alternatives to the proposed development considered by the applicant and indicate the reasons for progressing the chosen alternative, taking into account the environmental effects. Netherhall Road In 2006/07 Story Homes carried out a desk-based assessment of potential residential sites in Maryport. The shortlisted sites were then researched further and discussed with Local Plans Division of Allerdale Borough Council (ABC). These sites were assessed taking into account: sustainability, vehicular and pedestrian access, landscape, availability, viability, flooding, location and local planning policy. Based on the results of the assessment, the Netherhall Road site was deemed the most appropriate and discussions were then undertaken with the landowner, ABC, the County Archaeologist, the County Highways Department and English Heritage prior to the purchase of the site. The layout of the proposed development has been informed by an initial appraisal of the site s characteristics, detailed technical assessments and the results of stakeholder consultations. An example of this is that the proposed residential units at the west of the site are to be single story dwellings to reduce potential visual impacts on existing residents on Church Street. Following submission of the planning application, there have been a number of changes made to the scheme based on the findings of further technical assessments and public consultation. The application boundary at the east of the site was moved westwards to avoid impacting on the possible location of a roman road running north/south. This also results in the site boundary being moved further away from the WHS Buffer Zone, the AONB and the location of a Scheduled Romano-British cremation cemetery. Other minor amendments to dwellings have been made in response to comments made by the Places Matter! independent Design Review panel. Camp Farm The location of the proposed Camp Farm development was dictated by its function as a visitor s centre for the Roman Fort. Therefore, the proposed development needed to be located close to the Fort on land owned by Hadrian s Wall Heritage. PAGE 22
It was decided that the existing Camp Farm buildings should be redeveloped as part of the proposed development and therefore, the final location for the proposed visitor centre was determined by the location of the buildings. The design has been developed through liaison with ABC, English Heritage and managers of the Solway Coast AONB. The design was informed by a survey of the condition and historic significance of the farm buildings and a conservation plan was prepared to retain features of historical interest. The proposed landscaping has been designed to minimise potential impacts on the setting of the World Heritage Site, the Solway Coast AONB and visual receptors within the surrounding area. Existing Camp Farm Barn Existing Cattle Sheds Senhouse Museum PAGE 23
8. Summary of Potential Environmental Impacts Ecology During operation, with mitigation measures implemented, there are likely to be minor adverse impacts on statutory designated sites; negligible / minor beneficial impacts on habitats and birds; and negligible impacts on non-statutory designated sites and bats. Netherhall Road There are no sites designated for their ecological value either within or immediately adjacent to the site boundary. The majority of the site comprises grassland used for grazing sheep, with no habitats of ecological significance. The northwestern edge of the site is bounded by a strip of woodland. A number of bats were recorded foraging along the boundaries adjacent to nearby gardens and woodland fringe. Standard good working practices will be adopted during construction to mitigate potential ecological impacts. Bird and bat boxes will also be erected to provide additional nesting and roosting opportunities. The design of the scheme includes a green corridor with tree and shrub planting. This will improve the biodiversity of the site and provide additional habitats for birds and bats. During construction, with mitigation measures implemented, there are likely to be minor adverse impacts on nearby Statutory Designated Sites; moderate / minor beneficial impacts on bats; minor beneficial impacts on birds; and negligible impacts on nonstatutory designated sites and habitats. Camp Farm There are no sites designated for their ecological value either within or immediately adjacent to the site boundary. The habitats within the site comprise pre-dominantly improved and semi-improved grasslands, hedgerows, scattered broadleaved trees and a number of old farm buildings. Habitats of ecological significance identified include hedgerows and scattered trees. A male barn owl was observed roosting within a farm building as well as a kestrel. Several species of bat were recorded to be roosting within the farm buildings as well as foraging and commuting across the site. Standard good working practices will be adopted during construction to mitigate potential ecological impacts. Bird and bat boxes will also be erected to provide additional nesting and roosting opportunities. The design of the scheme includes a green corridor with native planting. This will improve the biodiversity of the site and provide additional habitats for birds and bats. PAGE 24
During construction, with mitigation measures implemented, there are likely to be minor adverse impacts on nearby statutory designated sites; moderate / minor beneficial impacts on bats; minor beneficial impacts on habitats, birds and barn owls; and negligible impacts on non-statutory designated sites. During operation, with mitigation measures implemented, there are likely to be minor adverse impacts on statutory designated sites; moderate / minor beneficial impacts on bats; minor beneficial impacts on non-statutory designated sites, habitats and barn owls; and negligible impacts on birds. Cumulative Impacts The EIA has assessed the cumulative impacts on ecology of the two proposed developments together. The cumulative effects of the proposed developments are not likely to result in greater than minor adverse impacts on designated sites. With mitigation measures implemented, there would be moderate / minor beneficial cumulative impacts on habitats and negligible cumulative impacts on protected and notable species. PAGE 25
Landscape and Visual Approximately 15 years after completion of the development, new planting within the site will be well established, resulting in the following impacts. Photomontages are shown in Figure 8.1: Netherhall Road The site is not within the Solway Coast Area of Outstanding Natural Beauty (AONB). Mitigation for potential landscape and visual impacts includes the protection of existing trees at the north of the site and additional landscaping throughout the site. There will be a hierarchy of public open spaces and a green corridor between Church Street and Netherhall Road that will include additional tree and shrub planting. Moderate adverse impacts on the landscape character of the site; Minor adverse impacts on the landscape character of the wider area and the AONB; Substantial/moderate adverse visual impacts on adjacent residents, allotment holders and users of Pigeonwell Lonning and the A596; Moderate to Minor adverse visual impacts on wider visual receptors. During construction of the proposed development, there are likely to be the following temporary impacts: Moderate adverse impacts on the landscape character of the site; Minor adverse impacts on the landscape character of the wider area and the AONB; Substantial or substantial/moderate adverse visual impacts on adjacent residents, allotment holders and users of Pigeonwell Lonning and the A596; Moderate to Minor adverse visual impacts on wider visual receptors. Camp Farm The site is within the Solway Coast AONB. Mitigation for potential landscape and visual impacts includes the retention and protection of existing trees, where possible and replacement tree planting and landscaping within the developed area. Unobtrusive pedestrian routes will provide access to the Roman Fort while minimising impact on the landscape. The redevelopment of the existing derelict historic Camp Farm buildings will use local materials and new built elements will be sensitive to the design of the existing buildings. PAGE 26
During construction of the proposed development, there are likely to be the following temporary impacts: Moderate adverse impacts on the landscape character of the site; Minor adverse impacts on the landscape character of the wider area and the AONB; Substantial or substantial/moderate adverse visual impacts on adjacent residents and users of Pigeonwell Lonning and the A596; Moderate to Minor adverse visual impacts on wider visual receptors. Approximately 15 years after completion of the development, new planting within the site will be well established, resulting in the following impacts. Photomontages are shown in Figure 8.2: Moderate adverse, neutral and beneficial impacts on the landscape character of the site; Minor adverse, neutral and beneficial impacts on the landscape character of the wider area and the AONB; Substantial/moderate adverse visual impacts on users of Pigeonwell Lonning and Lonning and the A596to minimise light spillage on nearby woodland and rprivate areas of the site. Moderate to Minor adverse visual impacts on other visual receptors. Cumulative During construction of the proposed development, there are likely to be the following temporary impacts: Moderate adverse impacts on the landscape character of the site; Moderate/Minor adverse impacts on the landscape character of the wider area; Minor adverse impacts on the AONB; Substantial or substantial/moderate adverse visual impacts on adjacent residents and users of Pigeonwell Lonning and the A596; Moderate to Minor adverse visual impacts on wider visual receptors. Approximately 15 years after completion, new planting within the site will be well established, resulting in the following impacts: Moderate adverse, neutral and beneficial impacts on the landscape character of the site; Minor adverse, neutral and beneficial impacts on the landscape character of the wider area and the AONB; Substantial/moderate adverse visual impacts on users of Pigeonwell Lonning; Moderate to Minor adverse visual impacts on wider visual receptors. PAGE 27
Figure 8.1: Netherhall Road Photomontages PAGE 28
Figure 8.2: Camp Farm Photomontages PAGE 29
Cultural Heritage Netherhall Road The site is not within a statutory designated site, however a Scheduled Monument (Cremation Cemetery) and the possible location of a Roman Road are to the north east of the site boundary. Archaeological excavation of the previously larger site was undertaken and discovered the Cremation Cemetery. To mitigate potential impacts on archaeology, the north eastern boundary of the site was moved westwards away from the putative Roman Road and Cremation Cemetery. Further on-site excavation will be carried out during construction at the location of a Roman-British enclosure and parallel ditches, as agreed with the County Archaeologist and English Heritage. Standard mitigation measures will be implemented during construction to protect known archaeological sites and provide instructions to workers should historical items be found. Camp Farm Although part of the site is within the Hadrian s Wall World Heritage Site (WHS) and Scheduled Monument, the area to be developed is outside of the WHS, but within its buffer zone. The proposals will retain and redevelop the existing Camp Farm buildings using local materials. The new buildings have been designed to respect the existing buildings. The access road crosses the possible location of a Roman Road but has been designed to minimise impacts on its setting. Standard mitigation measures will be implemented during construction to protect known archaeological sites and provide instructions to workers should historical items be found. With mitigation measures implemented the proposed development is predicted to have a minor adverse impact on the settings of Hadrian s Wall WHS and buffer zone; and negligible impacts on cultural heritage interests within the site and the Cremation Cemetery. With mitigation measures implemented the proposed development is predicted to have negligible impacts on cultural heritage interests within the site; the settings of Hadrian s Wall World Heritage Site and its buffer zone; and the Cremation Cemetery. Cumulative Impacts Cumulative impacts are predicted to be of no greater than minor adverse significance. PAGE 30
Traffic and Transport Netherhall Road The site is accessed off the A596 Netherhall Road. During construction, standard mitigation measures such as limitations on the numbers and timings of vehicle movements will be implemented to minimise potential impacts on nearby traffic receptors. During operation, mitigation for potential impacts on transport and traffic will include: A new footpath between Church Street / Christian Street and the A596 Netherhall Road; A pedestrian link to the existing Pigeonwell Lonning footpath; Two new pedestrian refuges either side of the site access road; A ghost island right turn at the site access; Improvements to the A596/A594 Netherhall Corner junction. With mitigation measures implemented, impacts of HGV traffic on driver delay; construction traffic on parking; operational traffic on driver delay and accidents; and operational traffic on pedestrians and cyclists are predicted to be negligible. Camp Farm The site is accessed off the A596 Netherhall Road, through the same access point as the proposed Netherhall Road development. As for the proposed Netherhall Road development, during construction, standard mitigation measures such as limitations on the numbers and timings of vehicle movements will be implemented to minimise potential impacts on nearby traffic receptors. No mitigation measures are required for the operational stage of the proposed development due to the predicted lack of material impacts on the local highway network. With mitigation measures implemented, impacts of HGV traffic on driver delay; construction traffic on parking; operational traffic on driver delay and accidents; and operational traffic on pedestrians and cyclists are predicted to be negligible. Cumulative Impacts A cumulative impact assessment of the environmental effects of both the proposed Netherhall Road and Camp Farm developments has been undertaken. All cumulative effects are predicted to be negligible. PAGE 31
9. Further Information Copies of the ES, together with the planning application documents, will be made available for inspection at the following location: Allerdale Borough Council Allerdale House Workington Cumbria CA14 3YJ For a copy of either the NTS or ES please contact NJL Consulting: NJL Consulting Adamson House Towers Business Park Wilmslow Road Manchester M20 2YY Tel: 0845 362 8202 Email: info@njlconsulting.co.uk Details of the application and electronic copies of the document will also be made available on the Allerdale Borough Council website www.allerdale.gov.uk Comments on the ES and the application should be addressed to Rebecca Wilson at the above address. Copies of this Non-Technical Summary (NTS) are available free of charge. Hard copies of the ES can be purchased for a cost of 30 and electronic versions on CD are 5. PAGE 32