Blackley Mere Developments Limited Blackley Mere Redevelopment

Blackley Mere Developments Limited Blackley Mere Redevelopment Environmental Statement Non-Technical Summary

Hyder Consulting (UK) Limited 2212959 Firecrest Court Centre Park Warrington WA1 1RG United Kingdom Tel: +44 (0)1925 830 206 Fax: +44 (0)1925 830 207 www.hyderconsulting.com Blackley Mere Developments Limited Blackley Mere Redevelopment Environmental Statement Non-Technical Summary Author Chris Wathen Checker David Hourd Approver Andrew Saunders Report No 0011-NH51203-NHR-03 Date 22 December 2009 This report has been prepared for Blackley Mere Developments Limited in accordance with the terms and conditions of appointment for Environmental Statement: Draft dated April 2009. Hyder Consulting (UK) Limited (2212959) cannot accept any responsibility for any use of or reliance on the contents of this report by any third party. Hyder Consulting (UK) Limited-2212959 Page i

CONTENTS 1 INTRODUCTION... 1 Purpose of this Document... 1 Background to the Site... 1 2 WHAT IS PROPOSED?... 2 Description of the Scheme... 2 Alternatives... 3 3 ENVIRONMENTAL IMPACTS AND MITIGATION... 4 Ecology & Nature Conservation... 4 Geology, Soils & Contaminated Land... 5 Water Resources... 5 Cultural & Archaeological Heritage... 6 Landscape & Visual Impacts... 6 Noise & Vibration... 8 Air Quality... 8 The Human Environment & Land Use... 8 Cumulative Impacts... 9 Hyder Consulting (UK) Limited-2212959 Page ii

1 INTRODUCTION Purpose of this Document Blackley Mere Developments Limited is proposing to redevelop a 6.42 hectare site in Crumpsall, Manchester for high quality residential use ( the Scheme ). The location of the site is shown on the map below. important part of the decision-making process. Copies of the ES will be made available to the general public for inspection at: Planning and Building Control Level 7, Town Hall Extension Manchester City Council PO Box 463 Manchester M60 3NY Any enquiries should be addressed in writing to the case officer, Rob Griffin, at the above address or by telephone on 0161 234 4516. Background to the Site The location of the Blackley Mere site. Manchester city centre lies 4km to the south. This document presents a summary of the results of an Environmental Impact Assessment (EIA) of the construction and operational impacts of the Scheme on the surrounding environment. An EIA is a legally required procedure for certain types of development and comprises a detailed analysis of the potential effects of a proposed development on the environment. A more detailed account of the EIA and its findings are available in the Environmental Statement (ES). This has been produced by technical specialists following site and desk-based surveys and examines aspects of the environment where significant impacts are possible. The EIA predicts impacts using a variety of means and established methodologies and sets out measures that will be undertaken to avoid, reduce or eliminate those impacts, known as mitigation measures. The ES has been submitted to Manchester City Council (MCC) with the outline planning application for the Scheme and is an The east of the Blackley Mere site is occupied by a collection of light industrial buildings currently leased to a textile distribution business. Two small reservoirs, used as fishing lakes by the Broughton Angling Club, lie to the west. The site is not accessible to the public and much of its vegetation is overgrown and unmanaged. The site is covered by a temporary area-based Tree Preservation Order (TPO). Present industrial buildings on the east of the site The reservoirs are identified as a Site of Biological Importance (SBI) by MCC, and form part of the Irk Valley green corridor. The River Irk itself acts as the northern and eastern site boundary. It is mostly confined to a narrow channel with steep banks in this part of its course, but a small area of floodplain is identified in the eastern part of the site, to the rear of the present buildings. Hyder Consulting (UK) Limited-2212959 Page 1

2 WHAT IS PROPOSED? Description of the Scheme The Scheme involves the demolition of existing structures and the construction of 120 new housing units. These would be comprised of the following: 36 two-bedroom retirement apartments in two 3-storey blocks 38 2-storey three-bedroom houses 46 2 /2.5-storey four-bedroom houses An access road would be constructed from Blackley New Road over a new bridge across the River Irk. The existing site access from Bowker Bank Avenue would be retained for emergency vehicles. These works would be accompanied by a comprehensive programme of landscaping and ecological habitat creation. The Scheme meets an identified need for a greater diversity in housing types and tenures in this part of north Manchester. It would provide both family homes and retirement apartments, allowing elderly people to continue to live in their community. By redeveloping an area of brownfield land it would be contributing towards national and local targets for the productive reuse of previously developed sites and helping to safeguard greenfield land at the city boundary. Urban sites such as Blackley Mere provide the most sustainable solution to meeting long term housing needs. The Scheme would be highly accessible by public transport, including bus and Metrolink connections to adjoining neighbourhoods and Manchester city centre. In addition, local services including schools, health centres / Scheme masterplan detailing the layout and extent of new housing and access routes Hyder Consulting (UK) Limited-2212959 Page 2

surgeries and libraries are located close by, minimising the need for new residents to travel to access them. A key feature of the Scheme is the way in which it would improve access to the River Irk corridor for the wider community. This is presently an underused local resource that would be transformed by sensitive landscaping into an attractive riverside focal point. A public path would run parallel to the river, which presents an opportunity to improve linear connectivity along the Irk Valley in line with MCC s green finger strategy. The Scheme would see the western reservoir infilled and redeveloped for housing, whilst the eastern reservoir would be retained for use by Broughton Angling Club. Additional facilities to be provided for the benefit of anglers have the support of the club. The reservoir s surrounds would be landscaped to provide a striking central feature to the Scheme, as well as developing a sense of space at the heart of the area. A landscape strategy has been developed that encourages the planting of native species of trees, shrubs and ground vegetation along the river corridor and around the reservoir. Ornamental planting in other accessible areas would be complemented by high quality hard landscaping design and materials. A similar footprint to the final Scheme but with houses arranged in short terraces and apartment blocks overlooking the eastern reservoir. This was rejected for similar reasons and for the adverse visual impact of the apartment buildings on the retained reservoir. A development similar to the final Scheme but with a greater density of houses in the south-east of the site. These would have occupied areas of woodland and floodplain, and amendments were therefore made to the masterplan to remove them during the EIA process. This iteration was also amended to incorporate landscape and ecological mitigation measures recommended during the development of the EIA. It is therefore the view of the developer that the present Scheme represents the optimum balance between the provision of much-needed new housing stock, the productive re-use of an under-used lowquality former industrial site and good practice measures for ensuring the protection of the local environment. Alternatives The Scheme has been through several design changes prior to this application. The object of each change has been to make the development more socially, economically, and environmentally acceptable. The previous options that were considered are: A smaller development of houses and apartments on the eastern and northwestern parts of the site. This would see the retention of both reservoirs but was rejected as it would not have made the most efficient use of this brownfield site or have provided a sufficiently broad range of housing. Hyder Consulting (UK) Limited-2212959 Page 3

3 ENVIRONMENTAL IMPACTS AND MITIGATION The EIA has considered a number of areas where environmental impacts are possible. The scope of the assessment was agreed with MCC and consultations have taken place with statutory and local environmental bodies. The following sections describe the impacts identified and the mitigation that has been proposed to ensure that they are minimised as far as possible. Ecology & Nature Conservation The ecological assessment consists of a desk study that reviewed both published sources and previous work undertaken at the site, and a series of field surveys. These comprised a habitat survey, a survey of the corridor of the River Irk and specific surveys for bats, birds, great crested newts, otters, water voles, aquatic invertebrates and aquatic vegetation. As a result of the information collected, the significant ecological resources at the site, or Key Ecological Receptors, are considered to be: the Bowker Vale Reservoirs SBI the River Irk Remaining ecological features have been scoped out of further assessment as they are either not present, not considered to be of greater than local importance or would not be impacted by the development of the Scheme. It is considered that the Bowker Vale Reservoirs SBI is presently in a very poor condition, as a result of a lack of positive management and activities carried by the local angling club to manage the waterbody for coarse fishing. Nevertheless, the reservoirs have value as a wildlife corridor and this function would be enhanced through improvement works carried out to the retained eastern reservoir. These would include environmentally sensitive weed control, carried out under a habitat management plan, a designated no angling zone for the benefit of waterfowl and the provision of nesting platforms. Compensatory habitat for aquatic plants would be provided within an attenuation pond as part of on-site sustainable drainage systems (SuDS). Indicative ecological mitigation for the Scheme Hyder Consulting (UK) Limited-2212959 Page 4

Both the reservoir and River Irk could be susceptible to aquatic pollution from any potential accidental spillages during construction and contaminated surface runoff during operation. However, the risk of the former would be minimised by pollution control measures detailed in a Construction Environmental Management Plan (CEMP). SuDS and oil and petrol interceptors incorporated into the site drainage system would help to eliminate the risk of the latter. The Scheme would retain a strip at least 8m-wide alongside the River Irk which would be managed for the benefit of wildlife and enhance its value as a nature corridor. The existing stands of highly invasive Japanese knotweed near the river would be removed and disposed of in accordance with approved guidelines. Other measures that would be incorporated across the site for the benefit of nature conservation would include bird and bat boxes and the planting of native species of trees and shrubs. The long term management plan for the site would ensure that these measures are maintained and further enhanced over time. Application of the suggested mitigation measures would successfully reduce adverse impacts of the Scheme to an insignificant level, and no residual impacts are therefore considered likely. Geology, Soils & Contaminated Land The geology and soil resources underlying the site are unremarkable and of no more than local interest. Best practice guidelines for earthworks construction and management would be followed to ensure that the risk of any ground instability occurring on steep slopes and in the vicinity of the to-be infilled western reservoir would be avoided. This would also be required to avoid long-term subsidence. A programme of ground stability monitoring would be established to identify any early signs of movement and enable remedial action to be undertaken if necessary. Soil could be vulnerable to disturbance and/or erosion from stripping and stockpiling during construction works. Its long-term structure may also suffer as a result of reinstatement and a reduction in the supply of organic matter caused by land-use changes. Best practice working procedures would need to be followed but some minor adverse impacts are possible on the structure and long-term fertility of soils at the site. However, in the context of the site as a whole, these are not considered to be significant. The eastern part of the site has a long industrial history which may have left a legacy of contamination in the soil. Its previous use in the dyeing, bleaching and printing industries suggests the use of chemicals, fuels and heavy metals in manufacturing processes that may persist in the environment for long periods. Further possible sources of contamination are deposits in the reservoirs, on-site dumping of waste and an adjacent former landfill site. Potential pollutant linkages have been identified by which contaminants may be transmitted to human and environmental receptors. In particular, care should be taken during any intrusive excavation and piling works. However, a programme of detailed intrusive ground surveys is recommended prior to the start of construction to properly assess the risks posed by potential contaminants. Development of the Scheme provides an opportunity to remediate any areas of contamination in accordance with best practice guidance. Remediation in accordance with published guidelines would leave no residual impacts or health risks. Water Resources Three water features have been identified near to the site the River Irk, the two Bowker Vale reservoirs and the underlying groundwater. The assessment has also considered potential impacts on flood risk and the foul drainage network. Development of the Scheme, including infilling the western reservoir has the potential to disturb groundwater flows Hyder Consulting (UK) Limited-2212959 Page 5

and cause ground instability. Earthworks could cause surface ponding and groundwater changes if undertaken to a poor standard. An increase in impermeable surfaces could also reduce levels of groundwater recharge. These impacts would be eliminated through the application of professional standards of construction and the incorporation of SuDS into the detailed Scheme design. SuDS include measures such as permeable paving, roadside swales and attenuation ponds. An example SuDS scheme in operation (Image Kettering Borough Council) All water features could be susceptible to contamination from accidental spillages of fuels or unregulated effluent, and surface water bodies may also experience sedimentation from silty runoff during construction. A CEMP would ensure that all possible measures are taken to mitigate these risks and ensure that the water environment is protected. A small area of floodplain has been identified adjacent to the River Irk in the east of the site. A flood risk assessment was undertaken and the Scheme was consequently designed to ensure that no new housing would be developed in the floodplain of the River Irk. The risk of flooding from catastrophic failure of the Bowker Vale dam would increase with the building of properties to the east of the structure. However, this is deemed to be an extremely unlikely occurrence, would not in itself be made more likely by construction of the Scheme and has not, therefore, been considered further. Construction of the new bridge over the River Irk may constrain flood water and would therefore slightly heighten the flood risk at the site. Cultural & Archaeological Heritage The only heritage features on or in the vicinity of the site are the standing buildings and potential archaeological remains of earlier structures associated with the former Bowker Bank Print Works. Industrial buildings have existed on the site since at least 1820 and have been much modified over time. Neither the current buildings nor any remains of previous structures are Listed or otherwise designated, and have been assessed as being of low significance. Both the existing built heritage and potential archaeological resource would be removed during construction of the Scheme. A programme of building recording and interpretation of the upstanding structures would be undertaken prior to demolition. In addition, an archaeological evaluation would be carried out, involving trial trenching where possible and a watching brief during construction works to record any features of note. Despite these mitigation measures, the Scheme would have a slight adverse impact upon heritage features. Landscape & Visual Impacts The assessment has considered the impacts of the Scheme on the landscape / townscape character and on views from nearby residential properties. The Scheme would have a moderate adverse impact on the landscape character of the Irk River Valley through the replacement of the present seminatural vegetated landscape with a residential development. Landscape measures adopted as part of the Scheme would help to create a high quality environment, but there would be an inevitable change in the character of the area. The character of surrounding townscape areas would be unaffected, apart from a short-term impact on Hyder Consulting (UK) Limited-2212959 Page 6

Blackley New Road during the construction of the site access road. The site sits low in the landscape and is only prominently visible from a relatively small number of adjacent properties. 12 groups of residential properties, two footpaths and the retained eastern reservoir have been identified as visual receptors. All would experience an adverse change in views during the construction of the Scheme to a greater or lesser extent. Impacts would be most severe on properties adjacent to the access route and those overlooking the site from the west and north-west. Following the construction period, views into the eastern part of the site would be improved. Properties on Blackley New Road and Dinorwic Close and a footpath along the site boundary would experience views of a high quality development, complete with landscaping rather than the present unsightly industrial landscape. Views would continue to improve over time as new vegetation matures. However, for properties adjoining the western part of the site, views would experience a negative impact as they change from a vegetated backdrop including the western reservoir to sightlines to the new houses and apartment buildings. The landscape strategy for the Scheme is based around the retention of as many existing mature trees as possible. Trees would be retained in public areas, around the perimeter of the eastern reservoir, alongside the River Irk, and in the proposed gardens of new houses. Along the western perimeter of the site, mitigation has been proposed to improve the retained hawthorn hedge with additional planting in order to provide more effective visual screening for properties in Bowker Vale Gardens. This would serve to minimise impacts on ground floor properties, although first and second floor flats overlooking the site would still experience a negative impact on their views to the east. However, this would continue to improve over time as new vegetation matures. Trees along the River Irk corridor are especially valuable for screening the Scheme from the north and east. It is recommended that all mature trees in this area are retained and that new native species are planted to form a continuous high level canopy. At lower levels, partial clearance of the understorey, including invasive Japanese knotweed, would allow views of the river from the Scheme and public spaces. Areas of new shrub planting and ground vegetation would screen unsightly features such as car parks and bin storage areas from view. A new footpath would pass alongside the River Irk with views of the river. However, improving public access to the river must be balanced with the need to create a canopy of screening trees along the river corridor as far as possible. It is recommended that the footpath be routed so as to create sufficient space for new planting to adequately screen the Scheme from houses to the north. Strategic planting would also be required around the eastern reservoir to enhance the setting of this feature. The tree canopy would require management designed to ensure the health of existing trees. A tree protection plan would be produced at the detailed design stage to ensure that all trees to be retained are protected during construction works. Further planting around the reservoir s margins would help to mitigate the negative impact on views from the reservoir in the long-term. Residual impacts on views following mitigation would see 19 properties and a footpath experience better views, 22 properties and a second footpath experience no change and 20 properties and the eastern reservoir see a deterioration in their view across the site. Views for many receptors would improve over time as screening vegetation matures and restores a canopy of trees over much of the site. Hyder Consulting (UK) Limited-2212959 Page 7

Noise & Vibration Noise measurements taken at the site indicate that noise should be a consideration in any future planning decision. Noise and vibration would be generated during the construction phase, but it is not possible to specify the precise nature of these impacts at this outline planning stage. Likely activities include demolition, land clearance and tree felling, large scale earthworks, piling, the erection of new buildings and associated vehicle movements. Information on the phasing and duration of works and the equipment to be used will enable a more thorough assessment to be made during detailed design. Noise control would be an essential component of the CEMP. This should enforce a construction site noise limit of 65 decibels (db) during working hours through considerate working practices and specific noise reduction measures to be determined when details are known of the construction plan. Background night-time noise levels have the potential to cause sleep disturbance for future residents. The installation of glazing units with a sound reduction level of 12dB into the new dwellings should prevent any adverse impacts. Measurements indicate that vibration from the adjoining Metrolink line would be unlikely to generate adverse comment from future residents of the site. Vibration impacts on future residents are not therefore considered to be significant. Noise emissions from the completed Scheme would consist of traffic generated by the development and everyday activities associated with an increase in the active population of the site. The latter are likely to be of a comparable type to those from existing residential areas within the locality, however, the exact noise levels cannot be quantified. It would not be normal to propose mitigation for such impacts. An assessment has been made of the traffic noise generated by the Scheme which has concluded that any increase above existing levels would be negligible. Air Quality Road traffic emissions are considered to be the principal cause of poor air quality in the area of the site. An Air Quality Management Area declared by MCC is located less than 1km away, indicating that the local area is sensitive to changes in air quality as a result of increases in traffic. However, estimates of background concentrations of nitrogen dioxide (NO 2 ) and small particulates (PM 10 ) indicate that current levels are well within national recommended limits for these pollutants. Construction of the Scheme is likely to lead to the generation of dust from earthworks and excavations. Under dry and windy conditions dust may affect nearby residential properties, particularly those to the north of the site. The application of dust controls during construction, monitored under the site CEMP, would significantly reduce the impacts from dust. However, some minor impacts may still be felt during the construction phase. Estimates of the volume of traffic generated by the Scheme have been used to make an assessment of the resulting impacts on air quality. The two pollutants that have been modelled are nitrogen dioxide (NO 2 ) and small particulates (PM 10 ). Changes in both pollutants are predicted to be extremely small at four locations and very small at one more. These are considered to be negligible changes and no mitigation is deemed necessary. The Human Environment & Land Use The assessment has considered the impact of the Scheme on the local population, labour market, housing tenure, recreation and amenity, including transport and access, and land use. The Scheme would lead to a rise in the population of the area, but it is not Hyder Consulting (UK) Limited-2212959 Page 8

considered that the increase would be sufficient to place significant strain upon local services such as schools and health care facilities. The current tenants of the industrial units on the site would be found new premises in the local area and all jobs would also be transferred. There would therefore be no net loss of jobs. A number of jobs would be created during construction, although it is not possible to specify numbers at this stage until a detailed construction plan has been developed. The Scheme would develop low-density family homes for the owner-occupied market as well as retirement apartments enabling the elderly to continue to live within their community. It therefore provides for a broadening of the range and types of housing in the local area and meets proven housing needs, to the benefit of local people. The loss of the western reservoir would cause a reduction in the area available to members of the Broughton Angling Club but it is considered that this is more than compensated for by the improvements to be made to facilities at the retained eastern reservoir. These include a new clubhouse, fishing platforms and car park. The western waterbody is used generally for competition fishing and is less valued by the club. A new footpath would be created alongside the River Irk that would provide a link through the site where one does not currently exist. This would improve its current amenity value. By opening up the site to public access, the Scheme provides an opportunity to further develop linear routes along the Irk Valley, supporting MCC s green finger strategy for this corridor. There would be negligible impacts upon local public transport. The new footpath and provision for cyclists would be a small improvement to the current situation. Traffic studies conducted for the Scheme have shown that there would be no significant impacts on traffic flows along Blackley New Road or other surrounding routes. The proposed site access road has been assessed and is predicted to operate effectively. Residents on Bowker Bank Avenue would experience benefits as traffic, including HGVs, would no longer access the site from this direction. Land use changes as a result of the Scheme would see an underused and partially-derelict industrial site brought back into productive use as residential development and public open space. There would be a loss of three residential houses one on-site and two on Blackley New Road to be demolished for the new site access. In summary the overall change in land use has been assessed as a minor beneficial impact. Cumulative Impacts The cumulative impact assessment has considered two possible types of impacts that are not addressed in the topicspecific chapters within the ES. First are the combined effects of impacts identified under two or more topics on the same environmental receptor. Residents of nearby properties on Blackley New Road, Bowker Vale Gardens, Bowker Bank Avenue, Wilton Road and Dinorwic Close may experience visual, noise and dust impacts, the latter two on a temporary basis during construction. Of these, only visual impacts have been assessed as significant, and therefore no cumulative impact can be considered to exist. The second type of potential cumulative impact relates to the combined effects of the Scheme and other nearby developments on the same receptor. Three neighbouring developments have been identified those at Blackley Old Works, the former Avecia Chemical Works and the new Co-operative Academy in Blackley. The combined impact of traffic from these developments may have a temporary minor adverse impact on local roads but this is not considered to be significant. Together the three housing developments would improve the diversity and choice within the Blackley / Crumpsall areas. A further minor cumulative benefit would be the provision of temporary construction jobs. Hyder Consulting (UK) Limited-2212959 Page 9