Laverstoke Mill XI XII Redevelopment of the Laverstoke Mill Complex I X NON-TECHNICAL SUMMARY OF ENVIRONMENTAL STATEMENT November 29 IX VIII
St James Group Ltd Berkeley House, 19 Portsmouth Road, Cobham, Surrey KT11 1JT www.stjameshomes.co.uk Document preparation and design: With:- CgMs Giles Quarme & Associates Fabrik Jacqueline Fisher Associates OSP Architects Adams Hendry Consulting Ltd 7 St Peter Street, Winchester, Hampshire SO23 8BW www.adamshendry.co.uk Transport Planning Practice RSK 24 Acoustics Ltd Peter Brett Associates
VI XI XII I X II IX VIII Introduction VII V III IIII St James Group Ltd has applied to Basingstoke and Deane Borough Council for Planning, Listed Building and Conservation Area Consent to redevelop the historic mill complex at Laverstoke Mill for residential use. Environmental Impact Assessment and this Document An assessment of the potential significant impacts of the proposal on the environment has been undertaken as required by the UK regulations that implement the European Directives on Environmental Impact Assessment (EIA). The results of the EIA have been reported in an Environmental Statement (ES), which accompanies the applications. The ES has been prepared on behalf of St James Group by Adams Hendry Consulting Ltd with the assistance of a team of specialist consultants. This document is the non-technical summary of the information contained within the Environmental Statement (ES). It summaries the scheme and also outlines the key findings from the assessment chapters. The Site and Surroundings The Site The mill complex measures approximately 1.97ha and is located within the village of Laverstoke. Figure 1 is an aerial photo of the area. The site contains forty buildings dating from the mid 19th century to the late 2th century. Originally a corn mill, the site was acquired by Henry Portal in 1718 Figure 1 : Aerial photograph of site and surroundings
and developed for the manufacture of banknote paper until the early 2th century. PCI Membranes occupied the site until June 25 and since then the site has remained vacant. A plan showing the sites existing layout is included at Figure 2. There are three listed buildings on the site namely the Mill House, a terrace of 19th century Mill Cottages and the Mill itself. The whole site lies within the Laverstoke and Freefolk Conservation Area. The River Test runs through the site and is designated as a Site of Special Scientific Interest (SSSI). Laverstoke Park, a Grade II Registered Garden, surrounds the site to the north, east and west. The B34 is located to the south of the site. The planning and environmental designations referred to are shown in Figure 3. Surrounding Location The small, rural village of Laverstoke is located within Laverstoke and Freefolk Parish, within the Borough of Basingstoke and Deane in Hampshire. The parish comprises of 166 dwellings and has a population of approximately 435. The village of Freefolk is located approximately.5 km to the west of Laverstoke. Laverstoke is located on the B34 between Overton and Whitchurch, two of the largest settlements within the Borough. Both towns provide a range of employment opportunities, health care and educational facilities and mainline railway stations. Laverstoke is also well connected to the larger towns of Andover and Basingstoke. In terms of the strategic road network, the village is within 6.5 km of the A33 and 5 km of the A34, providing access to Figure 2 : Existing Site Layout Mill Pond Test River Test B34 Laverstoke Scale 2 4 6 metres 8 1 Based upon the Ordnance Survey scale map with the permission of The Controller of Her Majesty's Stationery Office Crown Copyright. O.S. Licence No. AL 568A Existing buildings retained Buildings to be demolished Existing trees retained Trees to be removed Source. OSP Architecture Fabrik
Figure 3 : Planning and Environmental Designations 1 2 3 metres Based upon the Ordnance Survey scale map with the permission of The Controller of Her Majesty's Stationery Office Crown Copyright. O.S. Licence No. AL 568A Scale Laverstoke & Freefolk Conservation Area Environmentally Sensitive Area (Test Valley) River Test Site of Special Scientific Interest Groundwater Source Protection Zone - Outer Zon Laverstoke Park Grade II Registered Garden Source. Basingstoke and Deane Local Plan Flood Risk Area the national motorway network. It is served by half hourly bus services with hourly services in both directions to Andover, Winchester and Basingstoke and regular train services from Whitchurch and Overton provide access to Basingstoke and London. Description of the Scheme The proposal includes the development of 72 dwellings and a heritage/community room. Figure 4 illustrates the proposed layout of the site. The redevelopment of the mill complex will include the following works: Demolition of a number of buildings Construction of 2 new dwellings Conversion of existing buildings to form 52 dwellings and a heritage/community room. Provision of 162 parking spaces including 14 disabled spaces Provision of 188 cycle spaces Landscaping proposals Lighting proposals Highway works to reduce the access points from 6 to 3 Re-grading of the River Test Heritage Trail
Figure 4 : Proposed Site Layout 74 67 76 63 75 69 75 54 Mill Pond 75 79 75 463 75 88 75 72 9 11 25 26 26 27 75 532 75 114 22 75 391 74 863 21 76 76 7 74 295 River Test 4 74 67 5 74 695 75 937 75 885 E7 75 464 2 E8 75 491 74 28 75 698 75 87 E5 River Test 77 495 E11 77 765 E3 74 356 74 82 E12 E2 W1 W2 W3 W4 14 77 654 E1 E4 2 1 74 751 E9 77 28 5 74 892 E6 77 224 E1 Mill House 3 W5 W6 W7 W8 18 Eastern Yard 75 414 74 82 Western Yard 79 235 15 17 75 494 74 934 Coach House 31 16 8 2 New western access 79 669 76 545 Emergency vehicle access New eastern access Scale metres 2 4 6 8 1 Based upon the Ordnance Survey scale map with the permission of The Controller of Her Majesty's Stationery Office Crown Copyright. O.S. Licence No. AL 568A Existing buildings refurbished Proposed planting New build Managed refuse collection point Proposed Heritage Trail Vehicle standing area Source. Proposed Heritage/Community Room and water efficient bathroom fittings. The scheme will also include a Sustainable Urban Drainage System (SUDS) to minimise the impacts of surface water runoff. Table 1 outlines the breakdown of accomodation type and size. Table 1 : Accomodation type and size New Build Conversion House OSP Architecture Total Construction Programme Apartments Houses Apartments 1Bed 2 2 Bed 24 24 8 3 Bed 1 12 2 56 13 4+ Bed 1 1 Total 28 24 2 72 A number of sustainability measures are proposed to be incorporated into the design of the dwellings including the use of low energy light bulbs, garden composters and built in kitchen recycling facilities Subject to planning permission it is anticipated that work will commence on site in 21 and take approximately 27 months (115 weeks) to complete. A preliminary indication of the likely construction phases is detailed in Table 2. The proposed normal hours of construction are 8: - 18: Monday to Friday and 8: 13: on Saturdays.
Table 2 : Construction Programme Activity Establishing Site Demolition Site Preparation Archaeological Trial Trenching Highway Works and Access Phase 1 Refurbishment Buildings 9, 11, 21, 22, 25, 26 and 27 Phase 2 Refurbishment Buildings 1, 2, 4, 5, 7 and 2 Phase 3 Refurbishment Buildings 14, 15, 16, 17, 18, 3 and 31 Phase 4 New Build E1 to E12 Phase 5 New Build W1 to W8 Landscaping and Completion Total A Code of Construction Practice (CoCP) will be prepared for the construction of the scheme. The CoCP will establish a series of objectives and measures to be applied throughout the construction period to protect the environment and limit disturbance to residents from construction activities. Need for the Scheme There is a need for the proposed development to ensure the preservation of the historic and architectural assets of the Mill complex by identifying appropriate and viable uses for the buildings, thereby bringing this currently vacant site back into active use. The proposed development makes provision for new housing, for which there is a continuing need in the Borough. Furthermore the site is brownfield land and its development will improve existing ground conditions by the removal of sources of pollution and reduce the need to identify greenfield housing sites that would otherwise be required. The Mill was once the heart of the village; the proposed development will help restore the village s vitality. The scheme will also satisfy a need that has been identified locally of opening up parts of the site, including access to the River Test, to enable visitors to appreciate the cultural heritage and attractive environment of the site. Consideration given to Alternatives A do nothing scenario has been assessed as an alternative to the proposals. The site is currently vacant and the do nothing scenario is therefore that the site would remain vacant. Under this scenario the Listed Buildings would be at risk of arson attack and vandalism. The non-listed buildings would also fall into disrepair and decay and would then detract from the setting of the Listed buildings and the Conservation Area. Moreover, there would be no opportunity to remove existing ground contamination, to naturalise the channel of the Mill Stream (which will improve the aquatic habitat), or to reduce the risk of flooding, which the proposed increase in the capacity of the channel would provide for. Initial consideration was given to a number of other alternatives to the proposals. However, these have not been assessed further for the following reasons: The constraints of the site limit the ability to provide sufficient parking to meet the needs of commercial development as part of a mixed use scheme. More fundamentally however, a mixed commercial and residential scheme would not generate sufficient a return for it to be considered financially viable.
The marketing study has demonstrated that there is no commercial interest in returning the entire site to employment use without substantial modernisation and redevelopment. Furthermore, it demonstrated that the market for employment floorspace in this location is limited. Modernisation and redevelopment of more of the buildings than is proposed would adversely affect the setting of the Listed buildings and the appearance of the Conservation Area. The possibility of including a care home, museum and a small local shop on site was also identified. However, there is a lack of interest on the part of the relevant museums operators and a shop would not be viable without an ongoing subsidy, for which there is no source of funding. The site constraints prevent the development of a care home of sufficient size to make the option feasible. Initial consideration was also given to alternative layouts for the site. However, the broad principles for the layout of the site are governed by an overriding factor, i.e. the need for the retention of the important historic buildings. The limited choice of locations at which safe vehicular access can be provided to the B34 severely reduces the layout options as does the need to provide a vehicular route through the site. The Policy Context A detailed analysis of relevant policy guidance and advice has been undertaken in respect of the proposal. Planning policy at all levels of Government has been examined and taken into account, including: National Planning Policy Statements, Planning Policy Guidance Notes and Regulations Regional policies contained in the South East Plan. Local Policies contained within Basingstoke and Deane s Local Plan and Supplementary Planning Guidance and Documents. Summary of Environmental Impacts The likely significant impacts that construction and subsequent operation of the scheme would have on the environment have been identified and assessed under the topics identified within the EIA. The Scope of the EIA was agreed by the planning authority and included the following topics: Archaeology Cultural Heritage Landscape and Visual Ecology Transport Ground Conditions Hydrology and Floodrisk Noise and Vibration Social and Economic Infrastructure and Service Supplies This section summarises the key findings of the assessment. Archaeology The application site is not considered to be of high archaeological value. There are no statutory designations, which relate to the site. However there is evidence to suggest the presence of a Medieval Mill and desk-based research has identified a low/moderate potential for prehistoric and Roman remains on the site. Construction activities including excavation, foundation piling and landscaping may impact on the possible Medieval Mill and any as yet to be discovered archaeological resources within the application site. There will be no operational impacts. Before construction activities begin, the potential for the presence of archaeological remains will be assessed and if necessary investigation will be undertaken. The analysis and publication of the results of these investigations will provide satisfactory mitigation and therefore the scheme would have no significant adverse impacts on Archaeology. Cultural Heritage The site is located in the Laverstoke and Freefolk conservation area and contains three listed buildings, including the Mill Building, Mill House and adjacent cottages.
It is predicted that the proposals will impact on the built heritage as follows: The proposed demolition and restoration works will enhance the setting of the grade II listed buildings; The proposed demolition and restoration works will preserve and enhance the character and appearance of Conservation Area and its historic buildings and structures, both statutory and locally listed; and The proposed restoration work will result in a significant improvement to their external and internal appearance and will contribute to the recovery of their historic and architectural significance. The assessment concludes that the impact of the implementation of the proposals is considered to have a significant beneficial effect. Landscape and Visual The mill buildings are situated in an industrial landscape with a number of small areas of maintained soft landscape and garden. Views into or out of the site from medium or long distances are limited due to the sites location on the valley floor, the existing buildings at Laverstoke and the trees that border the site. Construction activities will have a temporary visual impact on the site and surrounding area. These impacts will be minimized through the existing tree boundary and construction hoarding. Landscape features to be retained will be protected through the implementation of method statements. The landscape proposals provide a considered landscape setting to the development, consistent with the quality and character of the local area. The use of native tree and shrub planting local to the area will increase the bio-diversity across the site as a whole. As part of the proposal public access to the site will be possible, including the watercourses, which will further integrate the site into the existing settlement. The assessment concludes that the scheme will result in moderate positive visual and landscaping impacts. Ecology The River Test runs through the site and is designated for its ecological value as a Site of Special Scientific Interest (SSSI). The site also contains a variety of habitats including hedgerow, grassland, secondary woodland and the mill buildings. Surveys confirmed the presence of several species of bats, otters, invertebrates, fish and a wide variety of bird species. Overall, with the exception of the river, the habitats on this site have limited ecological value. The River Test is the most important feature in ecological terms that could be subject to adverse impacts as a result of development. The following impacts need to be considered: Poor management of river banks resulting in habitat loss or damage and changes in species. Introduction of alien plant and animal species Pollution resulting from demolition/construction works and then during the operation of the site, that may enter the river and cause damage to species. The majority of habitat to be lost as a result of this proposed development is hard-standing. This habitat has been shown to be species poor and of low ecological value. The majority of the secondary regenerated woodland will be lost through this development. However the majority are non-native conifers and regenerating sycamores, which are of relatively low ecological value. Overall, the development aims to increase the biodiversity of the site through habitat enhancement, habitat creation, and the planting of local species and the long term and sensitive management of all of these features. The assessment concludes that the scheme will not result in any significant adverse impacts. Transport The application site is located on the B34, London Road. The overall number of vehicular accesses onto the B34 will be reduced from six to three, with the sub-standard Gate House and eastern accesses being removed. During the construction phase of the scheme it is predicted that there will be approximately 5
employees on site and 14 HGV deliveries per day. Given the current level of HGV movements on the B34 the additional HGV movements during the construction period will not be significant. The operational impacts of the scheme will result in an increase of approximately 57 trips per day at peak times which amounts to less than 1% of existing movements. The traffic generated by the development will therefore have an insignificant impact upon the environment within Laverstoke or along the B34 corridor. The proposed off-site transport improvements such as the pedestrian crossing facilities, potential funding towards a new commuter bus service and new bus shelter will be paid for through a contribution to the Basingstoke Environmental Strategy for Transport and will result in positive impacts to the pedestrian environment and local residents. Ground Conditions The site has a long history of industrial use, which increases the potential for land contamination. The site contains several tanks, which were used to store chemicals and fuel and two vehicle maintenance areas were identified. Intrusive investigations identified only limited contamination to be present. In addition to these identified areas there is potential for further unknown contamination to exist on the site. There is potential for the construction activities to result in the contamination of construction workers, surrounding residents and environment. However the implementation of a range of safety measures will reduce construction impacts so they are not considered to be significant. The design of the scheme, including the addition of clean soil to gardens and open spaces, will ensure that issues of contamination will not impact on the operational phase of the development. Overall the proposed development is likely to be beneficial to ground conditions, whereby potential sources of on-going contamination (e.g. fuel tanks, any grossly impacted soils etc.) will be removed as part of the redevelopment of the site. The assessment concludes that the scheme will result in a moderately positive impact on ground conditions. Hydrology and Flood Risk The River Test flows through the site and is split into two channels. The channels contain various structures, which control the flow of the river through the site. Immediately upstream of the site is the Mill Pond. Currently the extent of 1 in 1-year and the 1 in 1-year plus climate change flood are contained within banks of the River Test. The proposals involve works to the river, which will result in an increase in its capacity, allowing a greater amount of water to flow through it. The scheme will include drainage measures to control the rate of surface runoff and will reduce the overall hard standing of the site by 2%. The design of the new buildings and local measures for existing buildings would reduce the impact of more severe flood events and provide additional protection against localised surface and groundwater problems. The assessment concludes that the scheme will not result in an adverse significant impact on the hydrology and flood risk of Laverstoke and measures that will be implemented as part of the scheme will result in a minor positive impact for the area. Noise and Vibration The existing noise environment in the area during the day is dominated by road traffic using the B34 London Road. The assessment reviewed the impacts of noise and vibration during the construction and demolition stage and also considered the impacts for the residents of the development once it has been completed. As noted in the construction methodology all contractors will be required to work in accordance with an agreed Code of Construction Practice. This will require them to use best practicable means to control the noise emission from the site. Construction vibration impacts can be controlled by restricting the hours of work and, if necessary, by monitoring the vibration level during the piling works. It is therefore considered that there would be no significant effects from noise or vibration due to construction of the development. The assessment of the operational phase concluded that the proximity of the B34 London Road to certain gardens and open spaces will result in an
impact of moderate long term significance. The design of properties, which are in close proximity to the B34 will include measures to reduce the noise levels within the buildings to satisfactory levels. It is considered that the impact of noise from additional traffic movements associated with the proposed new development will be insignificant. Social and Economic Laverstoke Parish contains 166 dwellings and approximately 435 residents. 17% of properties are rented through a registered social landlord. The nearby towns of Overton and Whitchurch provide essential facilities and services including, health care, education and employment opportunities. Portals sports and social club is located opposite the site and includes tennis courts, football pitch, bowling green and children s play equipment. There will be a minimal impact upon the provision of health care facilities and educational services. The Hampshire School Places Plan 29 states currently there is an 11% surplus of capacity at Overton Primary School and 34% surplus of capacity at Whitchurch Primary School. Testbourne Community School is currently close to capacity, although a significant number of students are from outside the catchment area. Laverstoke Mill is within the catchment area and priority for new admissions is given to such students. The growth in the village s population could contribute to the viability of the commercial facilities in the locality, for example the Portals sports and social club and the local pub. The area is well served by recreational facilities and it is unlikely that the impact of the additional residents will be significant. The local community will gain access to the historic site and surrounding landscape, including the River Test through the implementation of a heritage trail, which has not been available to them before. Financial contributions towards transport improvements in the area can be allocated to investigate the viability of funding an extension of the existing school bus service to run three commuter services in the morning and afternoon to Overton railway station, or other measures to increase public transport use. A new bus shelter and improvements to crossing facilities on the B34 adjacent to the development will be provided. These enhancements will improve the accessibility of the site to local facilities and also increase the connectivity between the existing village buildings and the proposed development The assessment concludes that the Laverstoke Mill development will result in either minor positive or neutral impacts upon the socio-economic receptors in the area. Infrastructure and Service Supplies There is an existing gas main located in London Road, which feeds two gas governors located in the south-west and south east of the site. The electricity supply is obtained from a private substation located within the eastern boundary of the site, which is fed from the main supply in London Road. Telecommunication supplies are taken from London Road and lead to Building 16 from which an internal telephone system operates. Currently the Laverstoke Mill site is not connected to the public water supply, but is served by two existing boreholes on site. As part of the new development the existing services networks on site will be removed and replaced with new services taken from the public supplies in London Road. Impacts of the construction phase include a low/medium potential of contamination of the aquifer due to incorrect decommissioning or removal of the existing services. These works would be undertaken in accordance with method statements agreed by the relevant regulatory body. The installation and regular maintenance of new infrastructure reduces the risk of contamination to the groundwater aquifer and River Test and benefits human health and safety on site. The operational phase of the development will result in a minor positive impact for the local area. The assessment confirms that the proposed development can be serviced from the existing infrastructure in the area. The exception being the water supply infrastructure, which Southern Water proposes to reinforce in the area network to provide capacity. This will result in a minor positive impact on the adjacent area. Overall the scheme will not have a significant impact on the infrastructure or services of Laverstoke.
Conclusion The ES has identified the direct and indirect effects of the proposals on the range of factors identified in Article 3 of the EIA Directive. It has demonstrated that providing a viable use to secure the future of these historic buildings will have many positive environmental effects. Mitigation measures are proposed to deal with a number of potentially adverse effects. With these in place, the proposals would have an overall beneficial environmental effect.