Wainhomes (Southwest) Holdings Ltd St Austell Northern Expansion Non Technical Summary November 2009 WSP Document Reference Footer Title Sustainability Appraisal St Austell Northern Expansion 0
QM Issue/revision Issue 1 Revision 1 Revision 2 Remarks Final Draft Final Date October 2009 November 2009 Prepared by Project team Project team Signature Checked by Matt Whalley Matt Whalley Signature Authorised by Ian Williams Ian Williams Signature Project number 12260855-001 12260855-001 File reference WSP Environmental UK 1 st Floor Keble House Southernhay Gardens Exeter EX1 1NT Tel: +44 (0)1392 267 500 Fax: +44 (0)1392 267 599 http://www.wspgroup.com
Non-Technical Summary This Non Technical Summary (NTS) provides a summary of the findings of the Environmental Statement (ES) which is submitted by Wainhomes (Southwest) Holdings Ltd for the Proposed Development of the St Austell Northern Expansion ( the Site ). The ES has been produced in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (the EIA Regulations ) (as amended) which require that, in certain cases, development proposals should be examined to measure their likely significant environmental effects upon the environment and to identify what action should be taken to mitigate those effects. SITE DESCRIPTION The Site covers approximately 51.9 hectares and is located on the north western urban fringe of St. Austell within close proximity of St Austell town centre and adjacent to the south-west of the St Austell North Eastern Distributor Road (A391). The Site currently comprises agricultural land with numerous hedgerows forming irregular field patterns. The former Carwollen Farm house and associated out buildings are located in the northern central area of the Site. The topography within the Site boundary fluctuates considerably, however it generally declines from north to southeast from 195m above ordnance datum (AOD) at the northern extent of the Site, to 115m AOD at its southern boundary. A single drainage ditch is present on site crossing the study area from northwest and southeast across the northern section of the site. No statutory designated sites, Scheduled Ancient Monuments, Listed Buildings, Conservation Areas, English Heritage Registered Parks and Gardens or Battlefields have been identified on site. The St Austell campus of the Cornwall College and Poltair School are located adjacent to the south eastern boundary of the site. The St Austell Brewery is situated adjacent to the south of the Site. The western boundary of the site is bounded by a mature hedgerow beyond which is Menacuddle Hill and Mount Stamper Road, open fields lie beyond the road. The former West Carclaze China Clay works is located approximately 250m to the north of the site beyond which is the former Carluddon China Clay works. Approximately 400m south of the Site boundary is the St Austell railway station and associated railway line, a key transport link to the area. Bordering the southern urban fringe of St Austell is the A390 carriageway, approximately 800m from the Site boundary. Beyond the A390 is an area of open agricultural land, a common characteristic of the surrounding rural areas. Non Technical Summary St Austell Northern Expansion 1
Site Location Figure 1 Site Location Plan DESCRIPTION OF PROPOSED DEVELOPMENT The Proposed Development is to be mixed use including approximately 1300 residential properties of varying size and type, ranging from 1 bedroom apartments to 4 bedroom houses. The homes will generally be between 2 and 2.5 storeys and up to a maximum of 3 storeys in height. A mix of private and affordable housing will be provided in line with Cornwall Council requirements. The development will provide approximately 9,000sqm of employment uses which could include a mix of start up units, commercial, retail and light industrial employment space. An employment area may be provided next to Cornwall College, subject to viability and would aim to support new enterprise as well as established businesses run from home within the development and the wider community by providing potential meeting/conference facilities, desk rental space, cafe facilities, high speed broadband, IT facilities and IT support. In addition, new enterprise could be supported by providing start up or incubation units and small units supporting graduates and emerging business from the College and wider community. The Proposed Development will provide a range of community facilities, including up to a 60 care home, land for a primary school, a community transport hub (i.e. car parking, public transport links, access to the clay trails / open space etc) and a range of public open spaces. The proposals allow for the provision of up to a 60 bed Care Home incorporating where possible the existing Farmhouse and buildings remaining from the former Carwollen Farm. Land is to be provided for a new school and an education contribution will be provided per dwelling towards its construction. The land for the primary school is located centrally to the development and close to Poltair School (Secondary School) and Cornwall College forming an overall Education campus. The area identified for a Community Transport Hub offers a car parking facility with opportunities for park and ride or car share schemes as well as parking for leisure or business users. The hub has been located within the northern section of the Proposed Development close to one of the Primary Squares, the Employment Area, the Sustrans Clay Trails and the Open Space area adjacent to the Telemast. A network of open spaces is to be provided throughout the development and where feasible will be linked by existing and new hedgerows, footpaths and cycle paths and will be accessible to new residents and the Non Technical Summary St Austell Northern Expansion 2
existing community. There is a central green space identified as a large formal park with green footpath and cycle links within the development and the wider area. A playing field providing new pitches will be provided within the Southern half of the development and will also be linked to the green network of footpaths and cycle routes. A range of facilities will be provided to serve the needs of all age groups. The construction works will be undertaken in a phased manner and are anticipated to take approximately 10 years to complete. A Construction Environmental Management Plan (CEMP) will be implemented during the construction works to ensure that environmental effects are mitigated or minimised. The content of the CEMP will be agreed with Cornwall Council and other authorities as appropriate prior to the start of construction. Figure 2 Proposed Land Use Plan Non Technical Summary St Austell Northern Expansion 3
PLANNING POLICY CONTEXT The Proposed Development is consistent with Government guidance, particularly on urban extensions in locations that will be accessible to different modes of transport and are near existing community facilities and local services. The Proposed Development accords with planning policy at national, regional and local level. ENVIRONMENTAL EFFECTS OF THE PROPOSED DEVELOPMENT Ecology and Biodiversity A variety of information has been gathered from data searches and consultations and on site ecological surveys to determine the presence of protected species and habitats the site has the potential to support. The findings of the survey work completed on site has been used to inform the proposed masterplan for the site to ensure that the most ecologically important hedgerows are retained and that other areas are retained within the development. Where this is not possible appropriate mitigation has been recommended. Green links consisting of mature trees, retained hedgerows and hedegbanks and shrubs forming corridors through the Site are proposed. Areas of open green space in the form of playing fields are also proposed throughout the Site with areas of suitable habitats at the edges that would benefit local wildlife. Bats, reptiles, badgers and breeding birds are the only protected species likely to be affected by the development. It is anticipated that site clearance / construction works will be completed at suitable times of the year to ensure that Protected Species are not harmed. Four single hole badger setts identified on site will need to be closed, this work will only be completed following agreement with Natural England. The proposed landscape planting will seek to enhance the habitat for badgers, foraging and commuting bats and breeding birds providing green corridors across the Site and linking the Site to the wider landscape. Figure 3: Looking Northwest from Public Footpath adjacent to John Keay House Landscape and Visual Impact The Landscape and Visual Assessment has considered the impact of the Proposed Development on existing sensitive landscape and visual receptors within and surrounding the Site. The baseline study identified the following sensitive receptors: National Cycle Route 2; Clay Trails The St Austell China Clay Special Area of Conservation (SAC) and Site of Special Scientific Interest (SSSI); Carn Grey Rock and Quarry Site of Special Scientific Interest; Wheal Martyn Site of Special Scientific Interest; The St Austell Town Centre Conservation Area; 29 listed buildings located within 1km of the centre of the Site; 5 Local landscape character areas; and Non Technical Summary St Austell Northern Expansion 4
22 viewpoints were identified for assessment to be representative of the local visual amenity and sensitive visual receptors. The construction phase of the Proposed Development is considered likely to have a negative impact on these receptors primarily due to the change in character of the Site and the visual intrusion of features associated with construction works such as cranes, stockpiles, increased traffic and artificial lighting. The operational phase of the Proposed Development is also considered likely to have a negative impact on the setting of these receptors as a result of the change in character of the Site from one of a rural, agricultural setting to an urban environment. The visual aspect of the site experienced by existing users and the surrounding landscape has been identified with a series of photographic viewpoints, some of which are shown throughout this document. To reduce the level of possible impact a number of good practice measures have been recommended for the construction phases to reduce the visual impacts and the impact from change of character. These include the construction works being staged so the whole site is not being developed at one time, maintaining a tidy site associated with building works and existing trees and hedgerows to be retained, where possible, to help soften the visual impact of the construction works. The mitigation proposed when each stage of development is completed primarily relates to maintaining and enhancing of existing hedgebanks, public rights of way and the use of quality design standards for the urban areas. In addition, the creation of new quality public open spaces are further enhancements. Figure 4: Digital Zone of Visual Influence Non Technical Summary St Austell Northern Expansion 5
Archaeology and Cultural Heritage The archaeological and cultural heritage assessment has indicated that the area around the Site contains evidence of activity associated human activity at different times in history. The Site and surrounding area fall within an area of Anciently Enclosed Land, which may indicate an increased level of interest in the land. The possible archaeology within the surrounding area may include features reflecting prehistoric activity (including earthworks), Medieval and Post Medieval activity (mainly agricultural remains and isolated farmsteads). At this stage it is less clear about what, if any, archaeological remains are present on site. Given this, and the size of the Site, it is intended to undertake a programme of archaeological investigation prior to the development being completed. Traffic and Transportation Contributions towards off-site highway improvements proposed as part of this mixed use development should improve the free flow of traffic and mitigate the effects of the proposed development on the highway network. The application site is accessible by non-car modes. In particular the development site is served by transport routes with bus stops located a short walking distance from the site. The implementation of Workplace Travel Plans will seek to encourage sustainable transport modes to the proposed mixed use development. In overall summary the proposed mixed-use development is accessible by a range of means of transport. On this basis, the principles of the development scheme accord with both Local and National Government policy on transport and land-use development planning. Figure 5 View Looking North West towards Site from Charlestown Roundabout Agricultural Circumstances A detailed field survey to determine the agricultural land classification of the land required for the Proposed Development has been undertaken. Approximately 75% of the agricultural land is classified best and most versatile agricultural land with the remaining land being of lower quality. The Proposed Development would involve the permanent loss of the identified agricultural land and would generate a surplus of soils, particularly top soils. No mitigation is considered possible for the loss of this land other than ensuring that land not required by development remains unaffected. The impact on the two farm holdings affected is considered to be minor as both holdings will remain viable agricultural holdings. Water Quality and Resources This assessment has been undertaken to determine the potential impacts of the Proposed Development on water quality and resources (i.e. groundwater, flooding, drainage, drinking water etc). Non Technical Summary St Austell Northern Expansion 6
A small drainage ditch (referred to as the Crinnis River) is located on site, however no water was identified within this feature during the site visits. St Austell River is located approximately 250m to the west and southwest of the site. Due to the greenfield nature of the site no formal drainage network has been identified on site. One licensed groundwater abstraction has been identified on site and is used for agricultural purposes. Several other water abstractions have been identified within 500m of the Proposed Development, one of the main ones relates to St Austell Brewery. The EA indicative flood plain maps indicated that the site is not affected by flooding although the Proposed Development and surrounding area is located within the St Austell Critical Drainage Area which is affected by flooding. During the construction phase of the development a Construction Environmental Management Plan will be prepared that will outline standard best practice techniques to mitigate the potential impacts of physical (e.g. sediments) and chemical (e.g. oils, diesel) contamination on surface and groundwater. Site drainage will include the use of Sustainable Drainage Systems (SuDS) in the form of detention basins connected via a chain of swales (i.e. open drainage channels) and soakaways located in particular areas of the site to ensure increased surface water run-off up to a 1 in 100 year storm event does not affect areas off site. The use of Sustainable Drainage Systems at the site will result in an improvement on the St Austell Critical Drainage Area and the uncontrolled rainwater that currently runs off the site particularly in the vicinity of Gribben Road and from the fields to the northwest of Hillside Road. Water efficiency measures will be implemented to reduce the volume of water required by future residents of the Proposed Development. This will also minimise the amount of wastewater that is produced. Improvements likely to be required at Menagwins and Par Sewage Treatment Works will be completed and further discussions with South West Water will ensure that the sewerage network will be available to accommodate the increase foul discharges prior to completion of the Proposed Development. Figure 6 Looking Northwest from Footpath adjacent to A391 at Carclaze Air Quality The Air Quality assessment has considered the impact of the Proposed Development on local air quality during both the construction and operational phases. The key effects of the Proposed Development on air quality are from the generation of dust and Particulate Matter (i.e. very fine particles of dust) arising from construction activities and emissions of Nitrogen Dioxide (NO 2 ) and Particulate Matter from vehicles exhausts during both the construction and operational phases. Construction activities are likely to result in releases of dust and Particulate Matter, however, good site practices such as covering vehicles carrying loose aggregate, minimising the surface area of stockpiles, covering stockpiles and / or damping down stockpiles etc during periods of dry weather etc should ensure that dust and Particulate Matter are controlled to an adequate level. A complex Air Quality modelling exercise has been completed to determine potential increases in pollution from cars on roads surrounding the area. This exercise indicates increases in car traffic as a result of the Proposed Development will increase air pollution concentrations. However these concentrations are identified as being relatively small and are not greater than the levels identified as being a risk to human health. Non Technical Summary St Austell Northern Expansion 7
Noise and Vibration Construction noise and vibration cannot be assessed at this time but will be determined through a Construction Environmental Management Plan assessment for each stage of development. Noise measurements have been completed on site and it has been demonstrated that the site is suitable for the intended residential and mixed uses. The impact of the proposed development on surrounding areas in relation to noise has been assessed for traffic and machinery sources and is considered to be minimal. Items of machinery to be used on site will be designed to meet specific noise criteria to minimise / eliminate potential impacts. Where, necessary noise barriers will be included to reduce potential noise issues for existing and future residents. Figure 7 View of Derelict Carwollen Farm Figure 8 Road to the West of the Site Waste Management In order to minimise the volume of waste generated, the site contractor will adopt good site practice measures (i.e. reducing, reusing and recycling, where possible) and will prepare a Site Waste Management Plan to ensure that this happens. Segregation of all waste produced on-site, and all incoming materials required for construction requires space of suitable size for waste and materials storage compounds etc, as such, appropriate space should be made available. In addition, the waste storage compound will need to have a separate area for waste receptacles for the disposal of residual general site waste that cannot be recycled or reused. Future residents will have access to waste management and recycling facilities, and the bin storage and collection facilities will adhere to the requirements of Cornwall Council. The occupiers of the business units and local facilities will be encouraged to employ waste segregation techniques so that packaging waste can be recycled as far as possible and remaining waste collected twice weekly to avoid litter and odour concerns. Socioeconomics Improving earnings in Cornwall and the Isles of Scilly requires a combination of actions, including the restructuring of the types of business in the region to encourage more companies and sectors capable of generating higher incomes and improving the productivity and competitiveness of existing businesses / sectors. The Proposed Development has potential make a significant contribution in delivering the key objectives of the Cornwall Economic Strategy, as it proposes to accommodate around 9,000m 2 of different types of employment space, possibly including start up units, commercial, retail and light industrial uses, Non Technical Summary St Austell Northern Expansion 8
The site is also in close proximity to the A391 North Eastern Distributor Road as well as having good access to the town centre and college campus and therefore ideally located to maximise employment and economic opportunities as well as discouraging car use. There is also potential for the Proposed Development to encourage community cohesiveness through provision of formal and less formal indoor and outdoor space for community uses, recreation and exercise. Figure 9 Typical Street Scene Artificial Lighting A night time lighting survey has been completed across the site and within the surrounding area, particularly near to the existing adjacent residential properties to determine existing lighting conditions. Temporary lighting is likely to be the main impact during the construction phases and in order to reduce this potential impact the following typical measures may involve the use of well located, modern light fittings that direct light downwards so that they only light the required area and not surrounding areas, also lighting will only be used, when required. During the operational phase of the proposed development, the introduction of lighting along roads will result in changes to the current unlit conditions on the Site. Further consideration of lighting design will be considered prior to construction of the development but may include the use of low light pollution fittings, locating and directing lights to appropriate areas. In addition, the existing topography and the retention and enhancement of some of the existing hedgebanks, and proposed landscaping will provide additional screening to minimise the effect on existing and new residential from proposed lighting. Figure 10 Example of Existing Public Right of Way Enhanced with Natural Stone Surfacing Figure 11 Example of Natural Play Areas Non Technical Summary St Austell Northern Expansion 9
Cumulative Effects An assessment of the potential cumulative environmental effects of the proposed development and a selection of other committed developments has been undertaken. Essentially, this means considering to the environmental effects of the proposed development at the same time as other possible developments in the area. It is considered that Cornwall Council would ensure that other developments also provide appropriate measures to reduce their possible effects on the environment. In general, it is therefore considered that cumulative effects are considered to be predominantly minimal or minor negative with the exception of public transport provision which is considered to offer the potential of a major positive impact. Figure 12 Views from within the Site Looking South Towards St Austell Bay SUMMARY The Proposed Development is considered to be appropriate in terms of its sustainable location including links to public transport services and existing community facilities, St Austell town centre and the North Eastern Distributor Road. The scheme seeks to meet the housing, employment and open space needs of the locality, whilst seeking to ensure the principles of sustainability. The Proposed Development seeks to provide community facilities and substantial new areas of open space which will provide benefits to the existing nearby residential areas, along with enhanced public rights of way and improved pedestrian and cyclist routes. Primary hedgerows will be retained and enhanced and the proposed open spaces will be linked throughout the site and surrounding area thereby allowing movement of wildlife and improving habitat for certain protected species. The proposed construction phases and design of the Proposed Development incorporates improvements and mitigation measures to minimise the identified significant environmental effects. FURTHER ENQUIRIES This Non-Technical Summary provides a general description and account of the environmental, social and economic effects of the Proposed Development. The full details of the assessment of likely significant environmental effects are presented in the Environmental Statement (Volume 1 Text and Figures and Volume 2 Appendices). Copies of this document and the Environmental Statement are available for viewing at Cornwall Council s offices at 39 Penwinnick Road, St Austell, PL25 5DR. If you wish to order further copies of this document or a copy of the Environmental Statement please contact Wainhomes, Owlsfoot Business Centre, Sticklepath, Okehampton Devon, EX20 2PA. A charge will be made to cover the cost of printing. These costs are available on request. Non Technical Summary St Austell Northern Expansion 10
This Non-Technical Summary (NTS) has been prepared on behalf of Wainhomes (Southwest) Holdings Ltd. The project team comprised: Client Wainhomes (Southwest) Holdings Limited Owlsfoot Business Centre, Sticklepath, Okehampton, Devon, EX20 2PA Planning Consultant Emery Planning Partnership 4 South Park Court Hobson Street Macclesfield Cheshire SK11 8BS Master Planners Focus on Design The Old Brewery, Lodway, Pill Bristol BS20 0DH Environmental Consultants WSP Environmental Ltd 1st Floor Keble House Southernhay Gardens Exeter EX1 1NT Utilities, Flooding and Drainage Consultants WSP Development & Transportation 1st Floor Keble House Southernhay Gardens Exeter EX1 1NT Highways and Access Byways & Highways Ltd 2 East Pool Tolvaddon Energy Park Camborne Cornwall TR14 0HX Public Consultation Nex Communications 16 Brunswick Place Southampton Hampshire SO15 2AQ Non Technical Summary St Austell Northern Expansion 11