South Macclesfield Development Area Environmental Statement March 2017
Contents 1.0 Introduction... 2 1.1 Background... 2 1.2 Environmental Assessment... 2 1.3 Site Description... 2 2.0 The Proposals... 4 2.1 Background and Need... 4 2.2 Description of the Development... 4 2.3 Alternative Development Scenarios... 6 3.0 Consultation... 10 4.0 Environmental Impacts... 12 4.1 Ecology... 12 4.2 Landscape and Visual Impacts... 12 4.3 Cultural Heritage... 13 4.4 Transport and Access... 13 4.5 Noise and Vibration... 13 4.6 Air Quality... 14 4.7 Hydrology, Drainage and Flood Risk... 14 4.8 Ground Conditions... 14 4.9 Lighting... 15 5.0 Summary... 16 5.1 Conclusions... 16 5.2 What happens next?... 16 Engine of the North
1.0 Introduction 1.1 Background 1.1.1 This document summarises the Environmental Statement (ES) which accompanies the planning application submitted by Engine of the North and T&G Ltd (hereafter termed the Clients). 1.1.2 The planning application is for a comprehensive residential development comprising the following; Demolition of existing structures and redevelopment of site including up to 950 homes; a one form entry primary school (use class D1), retail development (use class A1) of up to 4000sqm; employment floorspace comprising offices (use class B1a) of up to 500sqm and warehousing (use class B8) up to 10,000 sqm or relocation of existing demolition / reclamation yard operational facilities (suis generis); associated landscaping, roads and related works - outline application, all matters reserved except site accesses from Congleton Road, Moss Lane and Moss Lane/Star Lane. 1.1.3 This document is a summary of the Environmental Impact Assessment (EIA) process in non-technical language. The main Environmental Statement (ES) (Volume 1) and the supporting Appendices (Volume 2) contain detailed information on the project and each of the environmental topics considered. 1.2 Environmental Assessment 1.2.1 EIA is a formal process by which the likely environmental effects of a project are assessed, and where there is potential for a significant negative effect that cannot be avoided, works are identified to lessen the effect (mitigation). The ES reports on the findings of the EIA and sets out those areas where likely significant environmental effects have been identified and the mitigation proposed to lessen predicted effects. It forms an important part of the planning application decision making process. 1.2.2 Under the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 the Proposed Development is considered to be large enough to require an Environmental Impact Assessment. 1.2.3 On this basis, a formal Scoping Report was submitted to Cheshire East Council in July 2016. 1.2.4 In conjunction with the scoping process consultation has been undertaken specifically with regards to ecology, ground conditions, landscape and noise. 1.2.5 The scoping report stated that the following topics should be included within the assessment: Ecology; Landscape and Visual Impact; Archaeology; Traffic and Transport; Noise and Vibration; Air Quality; Hydrology and Drainage; Ground Conditions; and 1.2.6 The EIA project team has been led by EIA co-ordinators from WYG, with input from other specialists. 1.3 Site Description 1.3.1 The Proposed Development Site covers an area of approximately 55.05 ha including the London Road Junction or 54.65 ha without. 1.3.2 The site covers are area dominated by a mixture of grassland, hedgerows, woodland and scrub land. 1.3.3 There are some existing uses on site such as small business off Turf Lane, Cheshire Demolition which operates a salvage yard based on 2
Moss Lane and playing fields with an associated changing room in the western corner of the site. 1.3.4 The area is bordered to the east by the A536 (Congleton Road), a housing and commercial area including the Moss Lane Estate to the north, Moss Rose Stadium (Macclesfield Town Football Club) to the north east and a railway to the west. 1.3.5 The Site is boarded to the south by Danes Moss an area of scrub and grassland which forms part of the larger landfill site, which in part is still operational to the south and east of the site. Further south Danes Moss is designated as a Site of Special Scientific Interest (SSSI). 3
2.0 The Proposals 2.1 Background and Need 2.1.1 This site has long been considered suitable for development. The site is allocated in the existing development plan (Macclesfield Borough Local Plan adopted 8th January 2004) for employment and retail use. The site has been considered appropriate for development for over 20 years. 2.1.2 The site is a priority for Cheshire East Council (CEC) and is an emerging allocation in the Council s final amended version of the new Local Plan. This Plan has evolved through three rounds of examination hearing sessions (2014, 2015 and 2016) and the modified version is currently open to consultation until the 20 th March 2017. CEC hope to adopt the Plan in July 2017. 2.1.3 Within this replacement Local Plan the site is identified within policy CS8 for 1,050 new homes, replacement playing fields, green infrastructure, pavilion and changing rooms, a Public House and restaurant, a drive through restaurant, a health club/gym, an superstore, 5 hectares of employment land, a new primary school, and potential relocation for Macclesfield Town Football Club. A key principle of the development is the delivery of a link road from Congleton Road to London Road. 2.1.4 Over the years, a number of development proposals have been put forward and the western part of the site CEC previously resolved to grant outline planning consent for a mixed use development. 2.1.5 This application is for the whole site to ensure a comprehensive approach to development. 2.2 Description of the Development 2.2.1 The proposal comprises a mixed use community development and key components include: Up to 950 new homes; Shops; School; Local squares and play areas; and Community open space, woodland footpaths and parks. 2.2.2 Figure 3 details the illustrative masterplan. 2.2.3 The schedule of development is provided in Table 1 below. Table 1 Schedule of Development Development Type Indicative Area (ha) Residential 25.38 Retail Use 2.45 Commercial Use 2.92 Primary School 1.2 Potential Parking Area 0.26 Sports Area 5.6 Equipped Play Areas 0.63 Structural Landscape including ecology 11.37 Infrastructure 4.84 4
Development Type Indicative Area (ha) Off-site Highway works 0.4 Total 55.05 Residential Uses 2.2.4 The residential housing will sit within a network of green corridors, spaces and movement routes. They have been located to align with existing tree and hedgerows where practical. Building Heights 2.2.5 A range of building heights are proposed across the Site. The building heights fall into three general categories: which include; Up to 2 storey; Up to 2.5 storey; and Up to 3 storey. Open space 2.2.6 The Site includes a provision of approximately 7.46ha of formal open space and 10.42ha of informal outdoor space, consisting of a well connected network of open space. Including the retention of the existing sports fields, a Neighbourhood Equipped Area for Play (NEAP), a Multi Use Games Area (MUGA) and a number of other strategically placed Local Equipped Area for Play (LEAPs). Highways 2.2.7 Three vehicular access points are proposed into site. They are: Western Access from Congleton Road Northern Access from Moss Lane (near Ash Grove) Eastern Access from Moss Lane/Star Lane Water 2.2.8 Existing streams and ditches will be retained where practical into the proposed surface water drainage system, supplemented by a series of swales and detention ponds, to maintain run off rates to existing levels. Landscape and Ecology 2.2.9 One of the key principles of the landscape design is the retention, protection and enhancement of existing assets, such as hedgerows. 2.2.10 A green southern boundary is proposed to provide a transitional edge to the development. This is linked back into the site through two green corridors. Existing vegetation will be retained and enhanced along the length of all boundaries of the Site and along the central spine of the site. 2.2.11 Woodland will be retained almost in full and enhanced along the southern boundary of the Site to maintain suitable foraging and commuting habitat for willow tit and nocturnal wildlife such as badgers and bats. 2.2.12 The western hedgerow extending from north to south will be retained therefore, maintaining the connectivity of the Site to off-site habitats where bat roost sites may be located and to key commuting areas for the local bat population. 2.2.13 The main badger setts on site will be retained, while at least three badger tunnels will be installed along the link road. Lighting 2.2.14 All proposed external lighting will be designed to relevant standards and guidance. 5
2.3 Alternative Development Scenarios 2.3.1 Whilst the Development Site is identified by the clients as being the preferred location to accommodate development of this nature, during preparation of the proposal, a series of development scenarios have evolved for the Site that seek to accommodate both the aspirations of the client, Cheshire East Council, consultees and the general public. 2.3.2 Over a number of years, a series of baseline studies have been undertaken at the Site, the results of which are referenced in the various chapters of the ES. The results of these surveys have been used to refine the iterative masterplan into a position where it could be reviewed and consulted upon. 2.3.3 A few of the changes to the design include: A single application covering the whole site. This allows the delivery of the strategic east-west link route easing movement of cars, cyclists and pedestrians between Congleton Road and Moss Lane/London Road. The original application included a large area of retail, however due to a lack of demand some of this has been replaced by additional areas of proposed residential. Inclusion of a primary school on the site, in addition to commercial and retail uses. 6
Figure 1 Site Location Plan Engine of the North 7 March 2017
Figure 2 Red Line Boundary 8
Figure 3 Illustrative Masterplan 9
3.0 Consultation 3.1.1 The client and their consultants have undertaken extensive discussions with consultees and the local community with the findings having an influence over the evolution of the design and the scope of the EIA. Previous Consultation 3.1.2 In 2014, a planning application was submitted for the development of the western side of the site. Public consultation was carried out as part of that planning application, which was subsequently granted permission. 3.1.3 This development has looked to address the issues raised during previous public engagement. The main amendments to the proposals include: A significant reduction in retail space proposed; Relocate and improve the junction with Congleton Road with the introduction of a roundabout junction; and The scheme has also evolved to include a primary school, new employment space and a link road between Congleton Road and London Road. Stakeholder Engagement 3.1.4 As part of the consultation for this proposed development round 590 stakeholders were identified, including: Leadership of CEC including Leader of the Council, Councillor Rachel Bailey; Ward councillors for Macclesfield South and Sutton; Adjacent ward councillors for Gawsworth and Macclesfield Central; Macclesfield Town Council ; Sutton Parish Council ; Gawsworth Parish Council; David Rutley MP ; Local schools and colleges; Local sports clubs ; and Neighbouring businesses and residents. 3.1.5 A presentation was given to Cheshire East Council members on Monday 10 th October 2016. 3.1.6 A stakeholder preview event was held on Friday 14 th October at St Barnabas Church, Lyme Avenue, Macclesfield between 1pm and 2pm. 3.1.7 A public exhibition was held on Friday 14 th October 2016 at the same venue as the stakeholder preview. The exhibition was a drop-in event and people were able to attend any time between 2pm and 7pm. 3.1.8 This event was well attended, with around 120 people attending throughout the day. 3.1.9 Members of the development team were on hand to discuss the proposals with the local community. 3.1.10 Feedback questionnaires were available for people to provide comments on the proposals. This included questions on: The type of homes required; What sports and recreation facilities are needed locally; Which of the options for the Moss Lane/London Road area was preferable; and Further comments and whether they thought the development is a good idea generally. 10
Design Development 3.1.11 The design has evolved following the results of the protected species surveys and consultations with the design team. 3.1.12 A key evolution of the design has been to retain as much of the natural habitats within the Site as possible and to promote opportunities for habitat enhancement. 3.1.13 The layout of the new road has been moved to the north of the woodland along the southern boundary. Therefore the woodlands to the south of the Site will be retained and not fragmented. 3.1.14 The Client and their consultant team have been keen throughout to ensure that the views of all interested parties have been taken into account in the design development of the scheme, where environmental and other constraints have been identified these have been built into the design to ensure that the solution presented in this planning application demonstrates an appropriate scheme that takes into account stakeholder views. 11
4.0 Environmental Impacts 4.1 Ecology 4.1.1 The Proposed Development site consists predominantly of grassland some of which is species rich, marshy and species poor. There is also amenity grassland in use as football pitches, deciduous woodland (lowland mixed deciduous and wet woodland). 4.1.2 Some of the habitats recorded within the Proposed Development site have been valued as being a quality that makes them important within the County of Cheshire. 4.1.3 The Proposed Development site is considered suitable to support a range of notable and protected animal species including invertebrates, amphibians, reptiles, birds and mammals and also lies within 500m of Danes Moss which is a Site of Special Scientific Interest (SSSI). 4.1.4 Specific surveys have identified the presence of common lizard and badgers; locally common and widespread birds were noted to be present on site including the notable species barn owl and records were made of calls from the rare willow tit to the south of the site. 4.1.5 The site is also used bat species to forage and commute and bat activity on site was more likely to occur along woodland edges and areas where there were tree and scrub lines. 4.1.6 The Proposed Development will retain important woodland habitats, black poplar, tree lines and a hedgerow and ditch networks will be retained and enhanced. Invasive plant species will also be treated on site. However, extensive losses of grasslands and marshy grassland cannot be mitigated against and so some negative impacts may remain for habitats. 4.1.7 A number of activities were assessed that could result in adverse impacts on ecology, including habitat loss, disturbance, fragmentation (of habitats) or injury or death to protected species. 4.1.8 In order to prevent any significant impacts, a Construction Environmental Management Plan will be produced which will promote good environmental practice whilst working on site, in particular this will reference good practice with regards the SSSI. Lighting plans for the scheme will be designed to minimise light spill to retain a dark environment around the woodland edge, tree lines and adjacent landfill site. 4.1.9 An Ecological Management and Maintenance Plan will also be developed for the site, which will include mitigation strategies for the protection of reptiles (and amphibians), and badgers; provide locations for bat boxes and bird boxes and provide recommendations for long term habitat enhancement and management. 4.1.10 Assessment of the potential effects of the development both during construction and operation on the habitats has concluded that, with appropriate mitigation measures in place that many effects can be avoided. However extensive habitat losses cannot be mitigated against and in some cases significant negative impacts will occur as a result of the Proposed Development. 4.2 Landscape and Visual Impacts Introduction 4.2.1 A Landscape and Visual Impact Assessment was undertaken to consider the effects of the proposed development upon landscape elements, landscape character, and visual amenity. 4.2.2 A landscape strategy has been submitted in support of the application which includes detail on the planting to potentially be retained as part of the development and areas highlighted for proposed additional planting. Despite the implementation of this strategy a number of significant impacts remain. 4.2.3 This assessment determined a potential effect on the character area of Danes Moss, both during construction and operation. The overall character of this area will change and this effect is considered to be significant in EIA terms. 12
4.2.4 The visual assessment has considered the impact of the development from a number of receptors, including public footpaths, roads and residential dwellings. 4.2.5 This assessment identified major adverse effects at the viewpoints located immediately on the Site boundary where residential properties are located and afford clear views over the development Site. 4.3 Cultural Heritage 4.3.1 The construction of the development will cause the loss of parts of Important Hedgerows under the Hedgerow Regulations. To mitigate against this a scheme of additional planting and management has been proposed. Nevertheless despite this mitigation there is still considered to be an adverse effect. 4.3.2 During construction there is also potential to impact previously unrecorded archaeological remains, therefore to prevent this a programme of archaeological works will be undertaken before construction commences if required by CEC. 4.4 Transport and Access 4.4.1 An assessment of the transport impacts of the Proposed Development has been undertaken. 4.4.2 The proposed design includes pedestrian crossing facilities and cycle ways. These will greatly reduce the barrier effect of the proposed roads, and will allow access to both sides by people walking and cycling in this area. 4.4.3 Additional off-site highway junction improvements are proposed on London Road. This consists of signalisation of this junction. A pedestrian crossing will also be provided on London Road, north of the junction with Moss Lane. 4.4.4 It is considered that through the implementation of best practice construction methods the impacts of construction traffic and transport will be negligible. These steps will be included within a Construction Environmental Management Plan that will detail preferred routes for construction vehicles, therefore minimising traffic on Moss Lane. 4.4.5 Once the Proposed Development is operational the majority of traffic impacts will be reduced to non significant levels through the implementation of a travel plan and junction improvements. Nevertheless two significant impacts remain with respect to severance and pedestrian amenity. 4.4.6 This impact on severance and pedestrian amenity is on Moss Lane between eastern site access and London Road. This is mitigated in part by the provision of pedestrian crossing points at the new traffic controlled signals providing safer route for pedestrians. In addition pedestrian demand to cross Moss Lane is low as the eastern side of the carriageway is mostly occupied by the grounds of Macclesfield Town F.C. 4.5 Noise and Vibration 4.5.1 The noise chapter considers the impact of the development on the noise at and within the vicinity of the proposed development; it includes an assessment of noise from construction and the operational phase including road traffic. 4.5.2 Through the implementation of best practice measures implemented as part of a CEMP, noise levels during the construction phase are considered to be non significant. 4.5.3 The assessment identifies a number of potentially adverse impacts as a result of operational road traffic noise. A number of measures are therefore proposed to be considered during detailed design including the provision of alternative means of ventilation for some proposed dwellings along the boundaries of the Site and residential boundaries. Additionally, screening by proposed building facades and / or barriers in the form of acoustic fences / earth bunds will need to be considered if any such spaces are proposed along Congleton Road, the proposed link road and the West Coast Mainline. 13
4.5.4 Taking account these additional mitigation measures there remains a significant adverse effect at receptor T14 on Wayside Turf Lane. 4.6 Air Quality 4.6.1 The air quality chapter of the environmental statement assesses the potential impacts of the Proposed Development during its construction and operational phases. 4.6.2 The impacts have been considered for the relevant sensitive residential and ecological receptors (Danes Moss SSSI) and the nearby Air Quality Management Areas (AQMAs). 4.6.3 The impacts during the construction phase include fugitive dust emissions from site activities, such as earthworks, construction and trackout. These can be controlled through the implementation of best practice techniques. 4.6.4 The impacts during the operational phase take into account of exhaust emissions from additional road traffic generated by the proposed development and cumulative developments within the area. These have been assessed using the detailed dispersion modelling (ADMS-Roads) and using the latest tools and guidance provided by Defra. The model predictions are then compared with the EU and national air quality standards to determine any exceedences. From this it is determined that the operational phase will not have any significant impacts on air quality. 4.7 Hydrology, Drainage and Flood Risk 4.7.1 The site is drained by series of unnamed watercourses and ditches flowing into a single watercourse to the north east corner where it becomes a culverted system running under Star Lane. This then flows under the Macclesfield football stadium before finally discharging into the River Bolin. 4.7.2 The site is shown to lie within Flood Risk Zone 1 (i.e. land assessed as having a less than 0.1% annual probability of river or sea flooding). 4.7.3 A flood risk and drainage impact assessment has been undertaken to consider the effects of the proposed development specifically those associated with the construction phase and the effect on foul and surface water infrastructure. 4.7.4 Any potential effects from construction will alleviated by good practice construction measures. These will be outlined in a Construction Drainage Design Plan that will address all activities that have the potential to result in surface water quality pollution, including contingency planning for extreme or accidental scenarios. 4.7.5 The long term effects from the built development will be mitigated by controlling surface water controls and improvements to the foul drainage network. A proposed Surface Water Drainage Strategy will maximise the appropriate use of Sustainable Drainage Systems (SuDS) taking into account the site s conditions. 4.7.6 Following the implementation of these measures the proposed development is anticipated to have no significant impact on hydrology, drainage or flood risk. 4.8 Ground Conditions 4.8.1 The majority of the site is open previously undeveloped land which is crossed by several un-named water courses and ditches. Dense vegetation and deciduous woodland is found along old field boundary lines. There is industrial activity on in the form of a waste storage and treatment facility (Cheshire Demolition Ltd) and a vehicle scrap yard (Henshaws Ltd). Both these operations are situated on Turf Lane which runs toward the sites eastern boundary. 4.8.2 The site is underlain with organic rich Peat deposits which have been identified as a source of ground gas therefore a number of remedial measures have been proposed within the new building development. 4.8.3 During construction there is the potential for effects on construction workers from contaminated land and pollution of soils and groundwater. These impacts can be mitigated through the adoption of good site management practices. 14
4.8.4 Once operational there is predicted to be negligible impacts on ground conditions. 4.9 Lighting 4.9.1 Given the outline nature of the application there is no detailed lighting strategy supporting the application. Therefore an indicative lighting model has been produced and the lighting assessment has been based upon the best practice lighting measures. 4.9.2 The assessment has concluded that any new lighting associated with the development, including any lighting associated with the new road and the sports pitches would not exceed the recommended levels and is therefore unlikely to affect either existing residential properties adjacent to the site or the Danes Moss SSSI to the south. 15
5.0 Summary 5.1 Conclusions 5.1.1 The ES has considered how the environment and the local community would be affected by the development. 5.1.2 A range of potential environmental effects have been predicted to occur as a result of the development, both positive and negative. However, mitigation and compensation measures have been identified to appropriately reduce, minimise or offset any potential negative environmental effects. 5.1.3 However, there remain a small number of significant adverse effects that are still considered to be significant following additional mitigation and compensation. These effects are listed below: Ecology - loss of improved and marshy grasslands. 5.2 What happens next? 5.2.1 Prior to making a decision on the planning application, CEC will seek advice from statutory and non-statutory consultees as part of the determination process for the submitted planning application. 5.2.2 CEC will make the full Environmental Statement available for examination by members of the public at the Council s offices. Ecology - impact on badgers through disturbance and loss of habitat. LVIA - Impact on the Character Area of Danes Moss. LVIA - Impacts on the visual effects from existing residential properties on Moss Lane, Congleton Road and Flying Fields Drive. Cultural Heritage Loss of part of an Important Hedgerow. Traffic severance and pedestrian amenity on Moss Lane. Noise operational traffic noise at properties on Turf Lane, Moss Lane and Congleton Road 16
Printed copies of the Non-technical Summary and ES (including figures and appendices) may be obtained from: Executive Park, Avalon Way, Anstey, Leicester, Leicestershire, LE7 7GR Tel: +44 116 234 8000 The Non-technical Summary is available free of charge, and a limited number of hard copies of the Environmental Statement are available for 350* per copy (plus p&p). Alternatively, these documents are available as adobe acrobat files on CD from the same address at 25 (plus p&p) per copy. Copies of the ES may also be viewed on Cheshire East Council s online services (www.cheshireeast.gov.uk/) * Includes VAT @20% 17