Unity Square, Nottingham Environmental Statement Non Technical Summary December 2013 in association with
1. Introduction Peel Holdings is applying to Nottingham City Council (NCC) for Outline planning permission to secure the delivery of a major regeneration scheme for the Southside Regeneration Zone, south of Nottingham city centre. The scheme is known as Sovereign House but is also referred to as Unity Square. The scheme will comprise the following elements: Demolition of the existing buildings Hotel development of approximately 200 rooms Approximately 2,000 sq.m (21,528 sq.ft) of shops, bars and restaurants at ground level Approximately 4,500 sq.m (48,438 sq.ft) of leisure space suitable for a gym or crèche use Office development of approximately 27,000 sq.m (290,000 sq.ft) New car parking of approximately 190 spaces Areas of public realm This document presents a summary of the proposed development, its main environmental effects and the measures that are proposed to ensure that the development will not have unacceptable impacts on the local environment or community. The potentially significant environmental impacts of the proposed development have been assessed through a process called Environmental Impact Assessment (EIA). EIA is a procedure required under the terms of the European Union Directive 2011/92/EU on the assessment of the effects on certain public and private projects on the environment. The EIA Directive is currently enacted into legislation through The Town and Country Planning (Environmental Impact Assessment) Regulations 2011. Nottingham City Council determined that the proposals constitute EIA Development under Schedule 2 10(b) Urban Development Projects (exceeding 0.5 hectares) of the 2011 EIA Regulations and therefore, an EIA was required to be undertaken. The potentially significant environmental impacts of the proposed development have subsequently been documented in an Environmental Statement (ES) which is submitted as part of the planning applications. This document provides a Non-Technical Summary (NTS) of the ES. It provides detail of the site and its surroundings, the proposed development, the likely environmental impacts of the proposed development and what measures are proposed to reduce, avoid or compensate for potentially adverse impacts and maximise beneficial impacts (mitigation measures). Benefits of the proposed development The Environmental Statement has been prepared to consider the environmental impacts of the proposals. The outcome of the statement demonstrated that the scheme would not have a detrimental impact on the environment. The scheme will be built to high environmental and sustainability standards: o Offices will be Grade A and BREEAM Excellent. o The hotel is to be built to BREEAM Very Good as a minimum. The scheme is in a key regeneration area. The site forms part of the Southside Regeneration area as promoted by Nottingham City Council and Invest Nottingham. Southside is to become the new commercial heart for the City.
2. Environmental Impact Assessment Scoping 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 preparation of the ES provide all the relevant information on the likely significant environmental effects of the project. An EIA Scoping Opinion was received from Nottingham City Council on 3 rd October 2013 and is included in Appendix B1 of the ES. The technical scope of the EIA has been informed by the following: Schedule 4 of the EIA Regulations; Previous technical assessments of the site; Pre-application discussions between NJL and Nottingham City Council Development Management Officers in July and August 2013; Nottingham City Council Scoping Opinion; 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: Heritage; Flooding and Drainage; and Landscape and Visual. Liaison with NCC did not establish a requirement for cumulative impact assessment with other proposed developments. This position was kept under review during the EIA process, and through the individual chapters adjacent proposed developments were considered. For example, the Townscape and Heritage chapter addressed the Meadows Gateway scheme and the LVIA considered the Meadows Gateway and the Wilford Road schemes. 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 impact e.g. ecological sites, watercourses etc. 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 ES the following descriptive terms are used: Mitigation Substantial; Moderate; Minor; and Negligible. Mitigation measures can be put in place to avoid, reduce or compensate for potential adverse impacts, or to enhance beneficial impacts. 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;
Standard mitigation e.g. construction mitigation with a high degree of certainty over delivery; and Actionable mitigation measures - those that require a controlling mechanism or legal undertaking to be implemented, but are under the control of the applicant, NCC or Statutory Bodies and therefore, have a good certainty over delivery, e.g. Planning Conditions and legal planning agreements with NCC. The purpose of defining mitigation in this way is to make it clear how the mitigation is to be delivered. Describing Potential Impacts The determination of impact significance in each of the technical chapters is presented under the following scenarios: Impact Assessment - with inherent and standard mitigation measures implemented; and Residual Impact Assessment with inherent, standard and actionable mitigation measures implemented.
3. The Site and Surrounding Unity Square is located in a very prominent gateway position on Sherriffs Way/Queens Bridge Road, in a high-profile location in the centre of Nottingham. The site forms part of the Southside Regeneration area as promoted by Nottingham City Council and Invest Nottingham. Southside is to become the new commercial heart for the City. The site is triangular in shape, approximately 0.89 hectares in area and is currently occupied by a six-storey vacant and disused 1960s office block and (Regina House) a factory building, a multi-storey car park and associated buildings (shown in the following photographs). The site is well served by the public transport network. The site is located directly opposite Nottingham Station (also known as the Midland Railway Station) which is in itself is being redeveloped (project known as The Hub) and opposite the proposed new NET Tram interchange (both projects are expected to be completed in 2014). To the north, the site is bounded by a watercourse known as Tinkers Leen, Sheriffs Way to the east and Burnham Way to the south. The site location is shown in Figure 1 and an illustration of the scheme proposals is shown in Figures 2 and 3.
Figure 1. Existing site layout and site boundary
Figure 2. Illustrative scheme examples
Figure 3. Illustrative scheme example from the south east
4. The Proposed Development The planning application seeks Outline consent for a regeneration led mixed use scheme to be known as Unity Square, Nottingham. Extant Permission The site benefits from a previous outline planning consent (09/00947/POUT) for the following proposed development: Demolition of existing buildings and erection of mixed use development comprising up to 27,000sq.m offices (Class B1a); up to 10,000sq.m hotel (Class C1); up to 2000sq.m shops (Class A1); financial and professional services (Class A2); restaurants and cafes (Class A3); drinking establishments (Class A4); hot food takeaway (Class A5); up to 1,000sq.m non-residential institution (Class D1); and up to 3,500sq.m assembly and leisure (Class D2), with ancillary car parking and associated infrastructure (OUTLINE). The application was made by Peel Holdings Ltd, and was approved by Nottingham City Council on the 21st January 2010. A Variation of Condition Application was submitted on 24 th August 2010 and was approved on the 30 th November 2010. Proposed Development The built elements (buildings) application is in Outline, details of individual elements of the scheme will be worked up at the Reserved Matters stage, with this application setting minimum and maximum parameters for the future development including building heights and widths. The outline planning application seeks planning permission for: Application for demolition of existing buildings and construction of Class B1 Office, Class C1 Hotel, Class A1-A5 retail development, ancillary car parking and associated infrastructure in outline. The scheme will consist of the following details: Class B1 Office The proposals seek planning permission to bring forward a maximum floorspace of 27,000sq.m / 290,000sq.ft (GIA), to be used for Class B1 office purposes. The configuration and layout of the floorspace will be determined through Reserved Matters Applications when occupier specifications and requirements are known in greater detail. Class C1 Hotel The proposals seek planning permission for a hotel totalling approximately 200 rooms. This meets the requirements of a range of mid/high end hotel occupiers. Class A1-A5 Retail A maximum amount of floorspace of up to 21,528sq.ft / 2,000sq.m to be used for retailing purposes within these use classes is sought to be set within the outline planning consent. It is intended that the retail floorspace will be located at the ground floor level to create active frontages. Car Parking The proposals seek permission for a car park area comprising of up to 190 spaces to be split for usage between users and occupiers of the commercial office area and hotel employees and guests.
5. Alternatives The EIA Regulations require that the EIA considers alternatives to the proposed development and indicate the reasons for progressing the chosen alternative, taking into account the environmental effects. Site Location The location of the Sovereign House (Unity Square) makes it integral to the overall success of Nottingham due to its potential contribution to the city economy. The site provides one of the first impressions of Nottingham to rail users and is located at the junction of vehicular arterial routes into the heart of Nottingham. The site is situated within the Southside area which provides an important link between the City Centre and the Meadows residential area. The Southside is a designated regeneration zone and has been identified as the natural extension of the city centre. Peel has attempted to bring forward the regeneration of the Sovereign House site since 2004. This is a significant amount of time and it is Peel s opinion that despite their best efforts throughout this process, they have been unable to develop out the site owing to a range of market factors. Importantly, planning permission was granted in November 2010 for a residential led scheme at Sovereign House (the application was submitted in October 2006). Though the planning application was submitted for 367 residential apartments, ultimately, planning permission was received for 256 apartments. This significant reduction had a terminal effect upon the viability of the scheme. Sustainable Development It is worth noting the sustainable location of the site. The site benefits greatly from being in such close proximity to the train station ensuring it is a highly accessible site for commercial purposes. The site is located within a regeneration zone. These are characterised as land areas which are promoted for expedited redevelopment in order that they contribute positively to the wider urban area and citywide economy. From a developer/landowner perspective, regeneration zones carry a much higher risk profile than more stable established and attractive urban areas. Peel s ability to provide inward investment to redevelop this prominent site should therefore be considered within this context. Site Evolution The scheme has evolved over a number of years to provide a development that the market requires, in a key regeneration area of Nottingham. The site layout has been revised during the preparation of the application process, based on factors identified through the ES, such as building heights and the impact it will have on surrounding heritage assets. The development evolution can now deliver a sustainable development, with careful design considerations, in an area that has been allocated for regeneration. Peel s investment into the Sovereign House site has already been substantial over the last 5 years. So far a deliverable scheme has not been achieved. However they remain committed at this stage, through the submission of this application to seek to deliver a high quality, mixed use scheme which would represent significant inward investment into Nottingham.
6. Summary of Potential Environmental Impacts The application seeks outline planning permission controlled by parameters. As such, the submission includes fixed maximum parameters for certain key elements of the scheme which will be adhered to in subsequent reserved matters applications. Along with these maximum parameters an illustrative scheme has been designed to show how the development may look. The following environmental assessments have considered both the maximum and illustrative schemes, this process provides a worst case and likely impact scenario. Townscape and Heritage Nottingham has a number of heritage buildings and assets. Due to the proposed development being located in the heart of the City Centre, in a gateway location, an assessment on the heritage buildings and assets was undertaken. This is called a Heritage and Townscape Impact Assessment (HTIA). The methodology for this HTIA was agreed with Nottingham City Council (NCC). As views form an important part of Nottingham s townscape character, the HTIA is based on the approach set out in Seeing the History in the View: A Method for Assessing Heritage Significance within Views (English Heritage, April 2008). This proposes a systematic and consistent methodology for assessing the historical significance of views, and has been tailored to also include townscape and heritage assets. As agreed with NCC the HTIA assesses the impact of proposed development on: The setting of the Midland Railway Station The setting of the Station Conservation Area The setting of the Canal Conservation Area The local townscape and character Nottingham s topography lends itself to a number of key views, particularly from the older parts of the city such as the Castle and Lace Market Cliffs. Key views are assessed within the Landscape and Visual Impact Assessment (LVIA) and are not in the HTIA. Through the use of Design Principles, Inherent Mitigation Measures have been applied throughout the design process in order to minimise impacts to the identified townscape character, heritage features and also views of the proposed development. Some of the inherent mitigation measures are demonstrated in the Parameter Plans and others are more effectively applied in the Illustrative Scheme. Actionable Mitigation Measures include items such as the detailed massing, the detailed design of elevations and the colour and materials used for external finishes. Breaking down the mass of the proposed development to allow spaces between and a broken profile against the sky will help retain key views where possible. These will be applied through the development of the Reserved Matters Application and through Planning Conditions applied by the Local Planning Authority. The HTIA assessment demonstrates that the proposed development (in the form of the illustrative scheme), completed within the proposed design parameters, will have an overall moderate and beneficial effect. A summary of the main effects of the Illustrative Scheme are as follows: Midland Railway Station The assessment has demonstrated that the proposed illustrative scheme will have a beneficial or neutral effect on the setting of the Midland Railway Station. Station Conservation Area The assessment has demonstrated that the proposed illustrative scheme will have a neutral effect on the setting of the Station Conservation Area. Canal Conservation Area The assessment has demonstrated that the proposed illustrative scheme will have a neutral effect on the setting of the Canal Conservation Area.
Wider Townscape The assessment has demonstrated that the proposed illustrative scheme will have a neutral effect on the setting of the wider townscape area. As noted previously, the Station Conservation Area Character Appraisal and Management Plan published by NCC presents a balanced view which is supportive of the opposing needs to regenerate and conserve at the same time as can be seen in the following quote from the document: Whilst the preservation and enhancement of the Area s historic environment is particularly important, the Conservation Area lies within the Southside Regeneration Area and close to the Meadows, which offer the opportunity to promote regeneration and development initiatives in the area. Ultimately, the proposals for the Sovereign House site will result in a significant change to the area, but on balance the proposals have the potential to transform and regenerate a currently under-utilised part of the city centre and it will support the regeneration of the Southside Regeneration Zone. Landscape and Visual Impact Assessment The Landscape and Visual Impact Chapter assesses the potential impact on key views into and across the city and also on residential visual amenity. The key views have been identified through site assessment and reference to the Nottingham City Council Urban Design Guide which has made an assessment of whole city with regard to important views and vistas. These viewpoints were as follows: 1 View from Trent Bridge 2 View from Meadows Way 3 View from the Castle upper terrace 4 View from Queens Walk 5 View from the Embankment Photomontages were produced to gain an understanding of the proportions of the development within the surrounding context and to show the proposals within the specified viewpoints. The LVIA then assessed the development from the specified viewpoints using the criteria of impact prediction outlined previously. The assessment considered potential impacts of the maximum parameters of the proposed development on identified landscape and visual receptors. The following table provides a summary of the predicted effects: Summary table of effects Receptor Effect Mitigation Landscape Minor Beneficial None Residential Receptors Minor Beneficial None View 1 Trent Bridge Minor Beneficial None View 2 Queens Walk Minor Beneficial None View 3 Nottingham Castle Minor Beneficial Inherent View 4 Embankment Negligible Neutral None View 5 Sheriffs Way Minor Beneficial None Flooding and Drainage The site is defined as being located within flood zones 2 and 3a. Approximately 20% of the site is located within flood zone 2 medium probability - which is defined as comprising land assessed as having between a 1 in 100 and 1 in 1000 annual probability of river flooding (1% - 0.1%). The remaining 80% of the site is located within flood zone 3a high probability - which is defined as comprising land assessed as having a 1 in 100 or greater probability of river flooding (>1%).
A Flood Risk Assessment (FRA) has been undertaken for the site and was submitted as part of the suite of technical documents in support of the planning application. The FRA includes an assessment of both the existing and proposed drainage. The site is already developed with both foul and surface water drainage infrastructure installed discharging to either Tinkers Leen or the wider public sewerage network. It is considered that the impacts on surface run-off, flooding, water quality, groundwater levels and groundwater quality will be reduced or will be negligible with a drainage design which is compliant with the FRA and the implementation of the site mitigation measures during construction and operation. These are as follows: Surface Water run-off will be reduced by 50%. This is an overall reduction which is applicable to the entire development through the removal of any surface water discharge to the public sewerage network and the restriction on outfall rate to Tinkers Leen to the 1 in 2 year storm event based on 50% of the site catchment area. Mitigation measures are provided for the handling of surface water during both construction and the general operation of the scheme. Within the final scheme the use of a petrol interceptor has been included to provide suitable treatment to surface water flows prior to the discharge of site. The quality will therefore remain unaffected. Groundwater levels will remain un-altered as the current proposals for dealing with surface water do not include the use of infiltration drainage techniques. Investigation of the underlying strata identifies it as consisting mainly of clay which negates the ability to utilise infiltration type drainage. Mitigation measures are provided for the handling of surface water during both construction and the general operation of the scheme. Neither of which involve the use of infiltration techniques. Ground water quality therefore will remain un-affected.
7. Further Information Copies of the ES, together with the planning application documents, will be made available for inspection at the following location: Nottingham City Council Loxley House Station Street Nottingham NG2 3NG Comments on the ES should be addressed to Rob Percival 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 75 and electronic versions on CD are 5. The ES is also available at: www.nottinghamcity.gov.uk For a copy of either the NTS or ES please contact NJL Consulting: NJL Consulting Unit 8 Ashbrook Office Park Longstone Road Heald Green M22 5LB Tel: 0845 362 8202 Email: info@njlconsulting.co.uk