Florida Farm North Environmental Statement Non-Technical Summary July 2016 41575/04/MW/PN Nathaniel Lichfield & Partners 3rd Floor One St James's Square Manchester M2 6DN 01618376130 www.nlpplanning.com
This document is formatted for double sided printing. Nathaniel Lichfield & Partners Ltd 2016. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent's Wharf All Saints Street London N1 9RL All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty s Stationery Office. Crown Copyright reserved. Licence number AL50684A
Contents 1.0 Introduction & Methodology 1 Purpose of the Document... 1 The EIA Process... 1 2.0 Site Description 2 Site Location... 2 Site Description... 2 The Surroundings... 3 3.0 Description of Development 4 Introduction... 4 Alternatives Considered... 4 Phasing of the Development... 5 4.0 Assessment of Environmental Impacts 6 Introduction... 6 Transport... 6 Dust & Air Quality... 6 Noise & Vibration... 7 Flood Risk, Hydrology & Drainage... 7 Ground Conditions & Contamination... 8 Ecology & Nature Conservation... 8 Landscape & Visual Impact... 9 Socio-Economics... 10 Summary of Residual Impacts... 12 5.0 Availability of the Environmental Statement 13
1.0 Introduction & Methodology Purpose of the Document 1.1 This document is a summary, in non-technical language, of an Environmental Statement [ES] prepared on behalf of Bericote Properties Limited [the Applicant]. It deals with the hybrid planning application submitted to St Helens Metropolitan Borough Council [MBC] for a proposed warehousing and logistics development on land at Florida Farm North, Haydock, St Helens. The EIA Process 1.1 Environmental Impact Assessment [EIA] considers the likely effects based on current knowledge of the site and surroundings, desk top assessment, survey and fieldwork and information available to the EIA team. Regard is given to relevant national and local planning policy as well as other legislation of relevance to individual topic areas. This topic specific guidance is considered within in detail within individual chapters of the ES. 1.2 The EIA has been completed with reference to best practice and relevant legislation and has addressed all those matters that could reasonably be required to assess the effects of the proposed development. This includes those arising from the scheme itself as well as those temporary effects arising during the construction phase. 1.3 The EIA addresses the following: 1 Transport; 2 Dust & Air Quality; 3 Noise & Vibration; 4 Hydrology & Drainage; 5 Ground Contamination; 6 Ecology & Nature Conservation; 7 Landscape & Visual Impact; and, 8 Socio-Economic Effects. 1.4 To enable an adequate assessment of the likely or main significant effects arising from the development to be identified at this stage, a maximum and minimum development envelope has been established and forms the basis of the EIA. 1.5 Consultation has also fed into the EIA process in relation to the methods by which the EIA has been carried out, as a means to seek environmental data, to review the effectiveness of any identified mitigation measures and as a means to keep interested bodies informed on the process of EIA undertaken. P1
2.0 Site Description Site Location 2.1 The Application Site is located immediately to the north of the A580 adjacent to the Haydock Industrial Estate, approximately 4km to the north-east of St Helens town centre. The site is an irregular shaped area of land extending to approximately 37ha. 2.2 The northern edge of Haydock lies a short distance beyond the A580 to the south. The site s north-western boundary runs roughly parallel to the A58 Liverpool Road, which lies approximately 150m beyond. It is illustrated on Figure 2.1. Figure 2.1 Application Site Location Source: UMC Architects Site Description 2.3 The Application Site rises up from the A580 frontage towards the north. There is a difference in the ground level of 15.25m between the southern and northern boundaries. It comprises predominantly agricultural land mostly in arable production. P2
2.4 There are five ponds within the Application Site, together with four small groups of trees. Field boundaries are marked by hedgerows with relatively few trees. There are no buildings within the Application Site. The Surroundings 2.5 The Application Site is bounded: 1 To the north-west by an existing watercourse, which meanders northeastwards from the junction of Slag Lane with the A580. This links up with some pond features on its course and a line of mature trees. Lying further to the west are agricultural fields and the residential properties fronting Liverpool Road (A58); 2 To north-east by hedges and fences with agricultural land beyond. A public footpath runs along the north-eastern boundary, as does a line of overhead power cables connecting Pewfall Park to the Haydock Industrial Estate; 3 To the south by the A580 (East Lancashire Road) beyond which lies Florida Farm South and the residential properties of Springfield Park; and, 4 To the east by the Haydock Industrial Estate, which comprises a range of industrial units; constructed from a variety of materials, but predominantly brickwork and metal / asbestos cladding systems. Clipsley Brook, an existing open watercourse, runs along the edge of the industrial estate, and defines the eastern boundary of the Application Site. P3
3.0 Description of Development Introduction 3.1 The hybrid planning application seeks permission for: Part A Outline planning permission for: 1 The creation of two commercial/industrial buildings providing up to 135,000 sq. m. of employment floorspace (Class B2/B8 uses with up to 10,000 sq. m. of ancillary office accommodation); and, 2 The provision of associated infrastructure (including roads, parking, footpaths, internal landscaping, noise mitigation measures, and Sustainable Urban Drainage Systems). All matters are reserved for subsequent approval apart from the access arrangements. Part B Full planning permission for the provision of a new access to the East Lancashire Road (A580), internal site access roads, regrading works and formation of development platforms and strategic boundary landscaping (including bund details). Alternatives Considered 3.2 As part of the EIA, alternatives to the proposals have been considered. This helps in clarifying the advantages of the current scheme, taking account of the environmental effects. 3.3 The no development scenario has been considered and discounted as failing to deliver the policy objectives set for the proposals. In essence, although the site could be retained for agricultural purposes, the land is suitable for a large scale logistics operation. Sites of this type are in short supply in the borough and this would be an underused resource. This is particularly the case for large scale logistics sites to meet the established employment land requirements for the borough and the need to support the local economy. C1.2 A detailed consideration of alternative sites has also been undertaken through an Alternative Sites Assessment study that accompanies the Planning Application. The assessment concludes that only Florida Farm North is capable of delivering the scheme in the short term and will have the least impact on the Green Belt. 3.4 The Applicants are promoting the Florida Farm North site for a large scale logistics development and therefore no alternative land use mix has been considered. P4
Phasing of the Development 3.5 As well as assessing the environmental effects of the proposed development once it has been built, the EIA has assessed the effects that may arise during the construction period. At this stage, no contractor has been appointed but the information and parameters assessed in the EIA will form part of the tender documentation to be issued and the appointed contractor will be required to comply with the outline methodology described, as well as in any relevant planning conditions. 3.6 Development phasing is driven by the requirement for demolition and remediation prior to the commencement of development and estimates that construction will take place over 2 years. 3.7 The programme for the construction works is to be confirmed once the contractor is appointed, However, works are envisaged to be undertaken in five discrete stages, comprising: 1 Investigation and treatment of mineshafts (19 known) and mineworkings; 2 Remediation of any land quality issues, if found necessary from the Ground Investigation to be undertaken; 3 Ground Improvement for any geotechnically unsuitable soils encountered in the Ground Investigation, for the redevelopment of the site; 4 Earthworks necessary for the development; and, 5 Construction Works for the Development. P5
4.0 Assessment of Environmental Impacts Introduction 4.1 The conclusions of each ES chapter covering a specific issue are summarised in turn below. Transport 4.2 This chapter assesses the potential effects of the proposed development on transportation. It assesses the travel demands associated with the development and considers whether they can be met in a sustainable manner and accommodated on the highway network. 4.3 The location of the site provides the opportunity for future employees of the development to access some local services by walking or cycling. It is also concluded that the site is located within reasonable walking distance of bus services that provide access to a wider range of services and employment opportunities. The location of the site therefore provides the opportunity for all employees and staff to access key local destinations and minimise single-car dependency. 4.4 The effect of the construction phase over a short-term period is considered to be of negligible significance, although mitigation measures will be provided through the use of a Construction Environment Management Plan [CEMP] to further reduce the effects of the construction phase. 4.5 Once operational, the development is forecast to have only a negligible impact on traffic flows, safety and delay due to the sustainable transport measures proposed as part of the development, which will include a Travel Plan to minimise single occupancy vehicle trips. 4.6 As set out in the TA, a HGV Delivery Management Plan must be prepared and implemented (secured by planning condition) by each occupier to ensure that the HGVs vehicles are routed via the A580 East Lancashire Road onto the strategic road Network reducing the impact of HGVs on the local highway network, in particular ensuring that no HGVs from Florida Farm travel to or from the site via Millfield Road to access J24 of the M6 to the north. 4.7 It is concluded that the development proposals are acceptable in highways and transportation terms and will not result in any significant negative impact on the environment. Dust & Air Quality 4.8 This chapter considers the ambient air quality within and near to the site and an assessment has been carried out with regard to the changes that may occur once the development is complete, and also during the demolition and construction phase. P6
4.9 For the construction phase dust control and exhaust emissions mitigation measures have been proposed and will be deployed reducing the potential effects. Following the implementation of the mitigation measures the residual impact significance of the construction phase is considered to be not significant. 4.10 For the operational phase of the development, the effects of air quality will not change significantly from existing conditions. The effects are predicted to be within the UK Air Quality Objectives. The residual impacts of the development are therefore considered to be not significant. Noise & Vibration 4.11 This chapter assesses the potential noise effects likely to arise during the construction of the development as well as after completion when the buildings become operational. 4.12 Construction noise can be controlled through the use of best practice measures and conformity with the CEMP for the development and once the site becomes operational, the assessments indicate that with the proposed acoustic mitigation in place the development will not have a significant impact with respect to noise in the surrounding area. 4.13 A tranquillity assessment indicated that there would not be a detrimental effect on the tranquillity of the area as a result of the development. Flood Risk, Hydrology & Drainage 4.14 This chapter assesses the potential hydrology, flood risk and drainage effects of the proposed development. 4.15 A Flood Risk Assessment [FRA] has been prepared which considers the potential receptors and assesses the likely effects of the proposed development on the water environment, specifically in terms of hydrology, drainage and flood risk and surface and groundwater quality. 4.16 Part of the site is located in Flood Zone 2 (medium risk probability) but the proposed positive drainage system will provide mitigation and the site is at low risk of flooding from tidal, groundwater, sewers and artificial sources. 4.17 Impacts from the construction and operational activities relate primarily to the increased surface water runoff from the proposed development, due to the larger impervious areas created by the commercial units, service yards, car parking areas and internal roads. 4.18 Detailed assessment has found that onsite Sustainable Drainage Systems [SuDS] will assist in retaining the runoff of both excess rainwater and pollutants from the site. Surface water runoff, as a result of the SuDS measures, will be reduced to greenfield runoff rates equivalent and thus will not increase flood risk to adjoining land and will provide a net benefit in terms of downstream flood risk for the extreme storms. The SuDS proposed within the development P7
itself will accommodate all increased runoff created by the increase in impervious paving and roofs, with hydrobrakes restricting the outflow. 4.19 As a result of the proposed attenuation and flood mitigation measures, the residual risk after completion of the development will be minor. 4.20 Foul water from the proposed development is to discharge into the public foul sewer in Haydock Lane at an unrestricted rate as agreed with United Utilities. Therefore, the residual impact is considered to be negligible. Ground Conditions & Contamination 4.21 This chapter assesses the potential effect of the proposed development on existing ground conditions. 4.22 All the potential environmental impacts from the land and soils conditions at the site have been considered for the construction and operational phases of the development. This has been done by considering all the potential sources of harm, namely the substances and unstable ground present, all the things which could be harmed (receptors) and the route or pathway by which the harm could impact the receptors. Several unmitigated potential adverse impacts of minor or greater significance were identified at the site. 4.23 However, mitigation measures are proposed to address these potential impacts. These are the use of appropriate design; prescribed methods of working in the construction phase (including safe working practices and codes of practice); and pre-construction identification of potential contamination by further ground investigation. 4.24 After implementation of mitigation measures there will be no significant residual risks of contamination once the development is operational. Ecology & Nature Conservation 4.25 This chapter considers the potential effects of the proposed development on ecology and identifies mitigation measures and assesses the residual ecological impacts. 4.26 A comprehensive set of survey work has established a robust baseline of ecological information for the site and surrounding area. The existing habitats on the site are used by a small range of common bat species and a number of notable breeding and wintering birds use the site. No other protected or notable fauna species were recorded. The notable species bluebell occurs within one woodland, which will be retained, and three non-native invasive species are present on the site: Japanese Knotweed; Himalayan Balsam; and Horsetail. 4.27 Good design has allowed for the retention of a number of important ecological features within the green space, predominantly within an area set aside for ecology, which will be buffered and protected from the main development areas. This area will include new woodland planting, grassland and wetland P8
habitat to mitigate losses where necessary and enhance the overall biodiversity of the site. Native landscape planting and buffers around the site will provide further biodiversity gains and provide enhanced habitat corridors around the site. A management plan will also be adopted detailing the conservation-led management of the retained and created habitats. 4.28 Adverse construction effects upon habitats and fauna will be managed by best practice measures, including the protection of retained features, the control of site drainage, management of accidental pollution events and suppression of construction dust. Where appropriate, the use of Natural England protected species licences, e.g. for bats will both ensure legal compliance and shall also maintain the conservation status of faunal species. The appropriate timing of clearance, supervision of works and / or sensitive management of vegetation and features will avoid disturbance to other fauna, including birds. 4.29 Significant habitat losses during each phase of development will be off-set through the re-creation and favourable management of woodland, scrub, trees, grassland and wetland features. These measures and the retention or replacement of features used by fauna, such as bat roosts will avoid significant effects upon the majority of dependant fauna. 4.30 The loss of arable fields will displace some specialist farmland birds, which cannot be mitigated for within the design and will be a minor residual effect at a local level. 4.31 Overall, the majority of impacts are not considered to be significant and any adverse effects associated with the development will be off-set in the mid- to long-term through the creation and favourable management of ecological features. Further gains will be achieved through the establishment of speciesrich grasslands and wetland features will also provide improved habitat for local fauna. Overall the development will lead to biodiversity gains, through the provision of more diverse habitats, in closer association with each other and with enhanced habitat corridors around and out of the site. Landscape & Visual Impact 4.32 This chapter assesses the potential effects of the proposed development on landscape character of the site and the surrounding area, and the visual impact of the proposals on sensitive visual receptors and key viewpoint locations. 4.33 The design proposals have been formulated through a lengthy iterative process involving environmental assessment and consultation. Careful attention has been paid to the design of the proposed development to mitigate and minimise the visual effects as far as practicable. This has entailed consideration of the building plot levels, heights and elevational design treatments; conservation and reinforcement of existing woodland and boundary planting and the use of perimeter mounding and associated woodland and structural planting. P9
4.34 There are no qualitative landscape designations that cover the site or its immediate context and the site and its immediate context has been assessed to be of Low / Medium landscape value. 4.35 Upon completion, the visual effects of the proposed development will vary from negligible and minor adverse for some receptors with restricted and/ or distant views of the proposed development up to major adverse for a limited number of receptors in close proximity to the site, however the overall number of residents and receptors experiencing the most significant visual effects is not extensive. 4.36 The proposed perimeter mounding and woodland planting will be effective in visually screening much of the lower level and active parts (e.g. service yards and car parking areas) of the proposed development from its completion. This visual screening will increase over time with the maturing and management of the existing and new woodland and planting areas. Consequently, whilst the proposed development will result in some initial significant visual effects these are largely localised. Where seen more distantly, the proposed development is likely to be viewed as part of an expansive and varied urban dominated landscape and alongside existing industrial development to the east on the rising and higher valley slopes. 4.37 Overall, the proposed development will result in some initial significant landscape and visual effects, yet these will be predominantly confined to the site landscape and local visual receptors close to the site. The most notable landscape effects will arise from direct changes to the landscape character of the site and visually the most notable effects will occur for properties on the A58 (Liverpool Rd) and close to the site and for a single short public footpath. 4.38 The residual landscape and visual effects of the proposed development following incorporation of the landscape design and mitigation measures and after 15 years will reduce the initial effects for these receptors. At this stage there will be no significant adverse landscape or visual effects arising from the proposed development. Socio-Economics 4.39 This chapter considers the potential socio-economic effects of the proposed development, including population structure, employment levels and the availability of local services and facilities. 4.40 No significant adverse effects are anticipated during the construction period and the magnitude of the beneficial impact felt in the main impact area of St Helens and Wigan could be increased by encouraging the use of local labour and supply chains. Implementation of appropriate travel plans, initiatives that encourage sustainable commuting patterns and other mitigation measures could further reduce any adverse commuting impacts generated by the proposed development. P10
4.41 Beneficial impacts in relation to the following socio-economic indicators will be provided: 1 Construction employment; 2 Construction economic output; 3 Operational employment; 4 Operational economic output; 5 Fiscal impacts; 6 Deprivation impacts; 7 Commuting impacts; and, 8 Contribution to Wider Economic Objectives. 4.42 The proposed development at Florida Farm North, St Helens has the potential to generate up to 2,733 net additional FTE jobs by 2016 thereby assisting St Helens MBC and Liverpool City Region LEP to achieve their objective to support continued economic growth, particularly the growth of the regionally significant Logistics and Distribution employment sector. 4.43 Based on this assessment, the most significant socio-economic impacts of the proposed development on the local economy are likely to include: 1 Injection of approximately 150 million private sector investment into St Helens; 2 Creation of 1,667 person-years of temporary construction employment, equivalent to 167 FTE construction jobs at a range of skill levels; 3 Supporting a further 252 FTE spin-off jobs in services and other businesses from the wage spending of construction workers and supplier sourcing; 4 Generating 23 million of direct and indirect GVA per annum during the construction phase of the scheme; 5 Once the scheme is fully constructed and operational, it could potentially accommodate up to 2,119 direct FTE employees; 6 Generating around 140 million of direct GVA per annum overall once the scheme is operational; 7 Supporting 614 spin off jobs in services and other businesses locally, and 932 across the wider area; 8 Delivering circa. 2.2 million in business rate receipts per year for St Helens Council once the scheme is built-out and occupied; 9 Employment generated by the proposed development could help to improve the prosperity of St Helens by providing opportunities for those who currently face barriers to accessing employment and income, which could potentially lead to a reduction in net out-commuting from St Helens/Wigan; and, P11
10 Accordance with, and assistance in the delivery of regional economic development objectives in the Government s Northern Powerhouse Agenda, in addition to the Liverpool City Region LEP s support for logistics and distribution in association with Liverpool Superport. Summary of Residual Impacts 4.44 The proposed development may result in the creation of some adverse impacts. However, where relevant, mitigation measures have been proposed, none of the impacts are of such significance that they should prevent the development of this site. Furthermore, the overall scheme results in significant, positive environmental effects and overall sustainability benefits. P12
5.0 Availability of the Environmental Statement 5.1 A hard copy of the full Environment Statement (including appendices) is available for viewing at St Helens MBC Offices (St Helens Town Hall) during normal working hours. Any representations should be made in writing to the Council at the following address: Contact Centre, Wesley House, Corporation Street, St Helens, WA10 1HF 1.3 An electronic copy (CD) of the ES can be obtained for a cost of 5 by contacting Paul Nellist at Nathaniel Lichfield & Partners (3 rd Floor, One St James's Square, Manchester, M2 6DN). Paper copies of the ES are also available on request and subject to printing costs. P13