South Whitehaven, Cumbria EIA Environmental Statement - Non Technical Summary June 2013 in association with
1. Introduction Story Homes is applying to Copeland Borough Council (CBC) for a new residential development of up to 570 homes off High Road and Wilson Pit Road, Whitehaven, Cumbria. The site location is shown in Figure 1.1 and the boundary for the planning application is shown in Figure 1.2. This document provides a Non-Technical Summary (NTS) of the ES. It provides detail of the site and its surroundings, the proposed development and how it has been designed, 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). A letter was sent to CBC in October 2011 formally requesting their opinion on whether an Environmental Impact Assessment (EIA) will be required. EIA is a procedure required under the terms of the European Union Directive 2011/92/EU on the assessment of the effects of certain public and private projects on the environment. The EIA Directive is enacted into English legislation through The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (the EIA Regulations). CBC provided their EIA Screening Opinion in November 2011 which determined that the proposals constitute EIA Development under Schedule 10(b) EIA Regulations and therefore, an EIA was required to be undertaken: 10(b) Urban development projects including the construction of shopping centres and car parks, sports stadiums, leisure centres and multiplex cinemas. The potentially significant environmental impacts of the proposed developments have subsequently been documented in an Environmental Statement (ES). Figure 1.1 - Site Location PAGE 3
Figure 1.2: Planning Application Boundary PAGE 4
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 EIA provide all the relevant information on the likely significant environmental effects of the project and the potentially significant impacts are scoped in for consideration. A request for a Scoping Opinion was issued to CBC in October 2011 and a Scoping Response was provided in December 2011. The technical scope of the EIA has been informed by the following: Schedule 4 of the EIA Regulations; The content of the EIA Scoping Report issued to CBC (Appendix A1 of the ES); CBC Scoping Opinion dated 20th December 2013 (Appendix B1 of the ES); and Through this scoping process, the environmental topics identified as having the potential for significant environmental effects are: Ecology; Landscape and Visual; Traffic and Transport; Ground Conditions; Flooding and Drainage; Cultural Heritage; and Noise. The EIA Scoping Opinion did not establish a requirement for cumulative impact assessment with other proposed developments, as no relevant developments were identified in the study area. This position was kept under review during the EIA process, but no further relevant developments have been identified. Further consultation undertaken as part of the EIA. PAGE 5
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, nearby residents and archaeological remains. 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 EIA the following descriptive terms are used: Mitigation 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, i.e. what is proposed by the application forms, drawings, Parameter Plans and Quantums of development; Standard mitigation e.g. construction mitigation with a high degree of certainty over delivery i.e. measures to be included in a draft Construction Environmental Management Plan (CEMP); and Substantial; Moderate; Minor; Negligible. Actionable mitigation measures - those that require a controlling mechanism or legal undertaking to be implemented, but are under the control of the applicant, CBC or Statutory Bodies and therefore, have a good certainty over delivery, e.g. Planning Conditions and legal planning agreements with CBC. The purpose of defining mitigation in this way is to make it clear how the mitigation is to be delivered. PAGE 6
3. Site Surroundings The site boundary and the surroundings of the site are shown in Figure 3.1. High Road and Wilson Pit Road High Road has a 40 mph speed limit and runs north to south along the western boundary of the site, becoming Wilson Pit Road approximately halfway down the site. High Road then runs south from the junction with High Road/Wilson Pit Road. Wilson Pit Road runs north west to south east until it reaches the junction with the B5345 St Bees Road. There are no residential properties on High Road and Wilson Pit Road for the duration of the site boundary. The land uses to the west and south west of the road comprise the former Rhodia chemical works and agricultural land. Woodhouse Estate The Woodhouse estate was built in the 1920s and 1930s and regenerated in 2009 through the Woodhouse Evolution scheme. The estate mainly comprises semi-detached residential units and bungalows. Eight residential units are located on Windermere Road at the southern boundary of the estate and will border the proposed development. In the centre of the estate is an area of open space that includes a park and informal sports equipment. Magellan Park Magellan Park is located between the Woodhouse estate and High Road to the west. The estate is a new residential development by Story Homes that is currently under construction and comprises 64 two, three and four bedroom dwellings. High House Farm and Agricultural Land High House Farm is located immediately adjacent to the eastern boundary of the site and is accessed from the B5345 via Gameriggs Road and Valley View Road. The agricultural land to the east of the site comprises rough grassland and is used for grazing livestock. PAGE 7
Figure 3.1: Site Surroundings PAGE 8
4. The Site The site is 30.96ha in area and located approximately 3km south of Whitehaven town centre off High Road and Wilson Pit Road. The site is bounded by: West and South West: High Road and Wilson Pit Road; South: Wilson Pit Road; South East: B5345 St Bees Road; East: High House Farm and associated agricultural land; North: Woodhouse Housing Market Renewal (HMR) area; North West: Existing Story Homes development known as Magellan Park. Photographs of the site are shown in Figure 4.1. The majority of the site is made up of six agricultural fields comprising a mixture of rough and cultivated grassland/arable farmland with some scrub vegetation. There are areas of broadleaved woodland at the eastern boundary of the site and adjacent to the stream that crosses the southern part of the site. There is also a mature species-poor hedgerow located along the western border of the site to the south of the junction of High Road and Wilson Pit Road. Parts of the site once served the former Rhodia chemical works and remnant features include those associated with the former tanker washing facility, the former lorry park enclosure and an infilled reservoir present in the western / northern sections of the site. Some concrete hardstanding remains in these areas, together with building demolition rubble and stockpiled topsoil. The site is located in a recognised coal production area with a number of localised Coal Authority referral areas present across the site. Five historical mine shafts are located within the site, two in the north west and three in the south / south east of the site. These shafts are likely to extend between 70m and 200m below ground level. The site is located within Flood Zone 1 as shown on the Environment Agency s Flood Map. The site is classed as a minor aquifer with soils of a high leaching potential by the Environment Agency and there are no water abstractions within 1 kilometre of the site. There are no Scheduled Monuments, Listed Buildings or designated heritage sites within the site boundary or adjacent to the site. There is a public right of way which runs in a southwest-northeast direction across the centre of the site from High Road at the west, passing through High House at the east, and continuing across the adjacent agricultural fields and connecting to the housing estate of Greenbank to the northeast. PAGE 9
Figure 4.1: Site Photographs View to the north of Magellan Park, the Woodhouse Estate and the northern area of the site. View of the site, looking south east from High Road View of the site, looking south east from High Road Existing Camp Farm Buildings from Pigeonwell Lonning Footpath View of the site, looking north from the southern boundary View of the ravine and woodland, looking north from the southern boundary PAGE 10
5. The Proposed Development As an overview, the proposed development comprises: 139 residential dwellings at the south of the site, applied for in full; 431 residential dwellings applied for in outline; Land for a proposed single form entry Primary School at the north of the site; Sustainable Drainage Systems (SuDS); Potential primary school site and shared public open space 1.94 ha; New and existing landscaping and public open space 2.14 ha; Existing woodland and ravine areas (to be retained) 3.66 ha; and SUDS and Wetland Zones 2.24 ha. An illustrative masterplan showing how the development could be developed is shown in Figure 5.2. Ancillary open space; Pedestrian access between the site and Windermere Road at the north and between the site and the B5345 St Bees Road at the south east of the site; Vehicular access points directly from High Road and Wilson Pit Road. Detailed Element 30 residential dwellings will be constructed to the south of the ravine and 109 dwellings to the north of the ravine. These areas also include pedestrian/cycle and vehicular access points, landscaping and SuDS features. Outline Element The outline element of the scheme is based on a set of development parameters that have been submitted as part of the planning application. Parameter Plan 3 Proposed Development Zones is shown in Figure 5.1 and comprises: Site layout drawing for the detailed elements of the scheme have been submitted as part of the planning application and are shown in Figures 5.3 and 5.4. Residential building zones (C3 use) 20.98 ha; PAGE 11
Figure 5.1: Land Use Parameter Plan PAGE 12
Figure 5.2: Illustrative Masterplan PAGE 13
Figure 5.3: Detailed Site Layout PAGE 14
6. Alternatives The EIA Regulations require that the ES includes an outline of the alternatives to the proposed development considered by the applicant and indicate the reasons for progressing the chosen alternative, taking into account the environmental effects. Site Location The site is identified in Copeland Borough Council s emerging local planning policy as part of the South Whitehaven strategic regeneration site. Therefore, no alternative locations have been considered for the proposed development. Site Layout The design of the proposed development has been part of an iterative process, with initial proposals being formulated in late 2009 / early 2010. Several constraints were identified including: Site topography; Existing PROW; Vehicular access points to High Road and Wilson Pit Road Early proposals considered potential impacts on landscape and ecology and in response to this, featured higher density housing at the north of the site, close to the existing urban area of Woodhouse and lower density housing at the south of the site, with new and retained landscaping and a buffer to the ravine. The development of the Masterplan has taken into account the findings of the technical studies during the EIA process and has incorporated the following elements: Safe vehicular and pedestrian/cycle access and egress, as well as movement within the site; SuDs features such as balancing ponds to avoid potential onsite and downstream flooding; Avoidance of former mine shafts and other engineering constraints; Retention and enhancement of existing habitats where possible. Although the scheme proposals have been developed with input from the technical project team, CBC, the North East Civic Trust and Places Matter! have also been consulted during the design process. Existing watercourses; The ravine at the south of the site; and PAGE 15
7. Summary of Potential Environmental Impacts Ecology There are no sites designated for their ecological value either within or immediately adjacent to the site boundary. The majority of the site comprises agricultural land, with several features such as woodland, scrub and hedgerows. The site supports foraging bats and breeding birds. Standard good working practices will be adopted during construction to mitigate potential ecological impacts. The proposed developement will include the retention of existing habitats, the gapping up of hedgerows, new planting and SuDS features and will be managed with an Ecological Management Plan. During construction, with mitigation measures implemented, there are likely to be negligible impacts on designated sites; minor adverse to minor beneficial impacts on habitats; minor adverse to negligible impacts on bats; and minor adverse to negligible impacts on birds. During occupation, with mitigation measures implemented, there are likely to be negligible impacts on designated sites; minor beneficial to negligible impacts on habitats; minor beneficial to negligible impacts on bats; and minor adverse to minor beneficial impacts on birds. Landscape and Visual There are no sites designated for their landscape value either within or immediately adjacent to the site boundary. The site includes remnants of the former chemical works, hedgerows, woodland and trees, other vegetation and water features. The site landscape character and that of the wider landscape is of medium sensitivity. Visual receptors include several nearby residential dwellings and buildings, non-residential buildings, recreational facilities and roads. Standard good working practices will be adopted during construction to mitigate potential ecological impacts. The proposed developement will include the retention of existing habitats, new planting and new Public Open Space and will be managed with a Landscape Management Plan. With mitigation measures implemented, there are likely to be moderate beneficial to minor adverse impacts on landscape features; moderate neutral to negligible impacts on landscape character; Substantial neutral to minor neutral impacts on visual receptors. PAGE 16
Figure 7.1: Ecological Habitat Plan PAGE 17
Traffic and Transport The site is located off High Road and Wilson Pit Road. Wilson Pit Road meets B5345 St Bees Road to the south of the site. A Public Right of Way (PROW) crosses the site from west to east in the centre of the site. The proposals include new vehicular and pedestrian/cycle access points; a new footway/cycleway through the site; primary roads designed to accommodate new bus services; a residential frontage to High Road to reduce traffic speeds. The intention is also to produce and implement a detailed Travel Plan to reduce reliance on private vehicles and reduce the speed limit on High Road to 30mph. During the construction phase, with mitigation measures implemented, the proposed development will have negligible impacts on driver delay; pedestrian delay and amenity; fear and intimidation; severance; accidents and safety; and public transport users. During the occupation phase, with mitigation measures implemented, the proposed development will have moderate adverse impacts on accidents and safety; negligible to minor adverse impacts on driver delay and severance; negligible to minor beneficial impacts on public transport users; and negligible impacts on pedestrian delay and amenity; and fear and intimidation. Ground Conditions The site is predominantly agricultural land, but includes historic coal mining shafts, an infilled reservoir at the north of the site, a demolished tanker washing facility at the west of the site and a rock storage facility at the centre of the site. There are minor concentrations of contaminants associated with areas of made ground and the site is underlain by a minor aquifer with soils of high leaching potential. There are no licensed groundwater abstractions onsite or within 1km. Standard good working practices will be adopted during construction to mitigate potential impacts on soils and groundwater, as well as potential impacts on construction workers. Additional phased ground investigation works and ground gas investigations will be undertaken following planning consent. During construction, a clean cover system will be installed to mitigate potential impacts from existing contaminants. During construction, with mitigation measures implemented, there will be moderate beneficial impacts to the built environment and negligible impacts on humans, soils and groundwater. During occupation, with mitigation measures implemented, there will be moderate beneficial to negligible impacts on humans and negligible impacts on soils and groundwater. PAGE 18
Flooding and Drainage The site slopes from north to south and has a low probability of flooding. Off-site receptors to flooding include the downstream catchment and fishing ponds. The site has a single watercourse at the eastern boundary and a ravine at the south of the site. The watercourses are within respective Tier 1 UK Drinking Water Standards or appropriate Environmental Quality Standards. The areas of made ground drain to an existing highway drain under High Road and the existing greenfield areas of the site are undrained. Standard construction measures will be employed during construction to protect controlled surface waters from construction practices and onsite and downstream uses from flooding. The proposed development includes Sustainable Drainage Systems (SuDS) to reduce surface water runoff. Discharge of surface water will be direct to the watercourse and adopted sewer. Discharge of foul water will be to an adopted foul water sewer. The proposed development will result in negligible impacts on the downstream catchment and fishing ponds; controlled waters; and on-site properties, roads and driveways. Cultural Heritage The site is not within or adjacent to a historically designated area and there are no built heritage assets within or adjacent to the site boundary. In addition, no adverse effects are predicted on the settings of key external cultural heritage receptors. Physical effects resulting from the proposed development are predicted on thirteen below-ground cultural heritage sites. Effects on a former reservoir, Moss Coal Pit and Gameriggs Brickfield are considered to be significant. Should sub-surface remains of Far Prestonhows farmstead, St Bees Road Tilery or the Greenbank Pit survive, the physical effects would also be considered significant. The physical effects on the remaining sites are considered either to be not significant or of uncertain significance. Appropriate mitigation measures will be undertaken in order to offset the predicted physical effects and ensure the preservation by record of features that cannot be preserved in situ. Mitigation measures will be presented in one or more Written Schemes of Investigation for the prior approval of the planning authority and will be carried out prior to or during development. With mitigation measures implemented, all residual impacts are considered to be negligible. PAGE 19
Noise The proposed development has the potential for significant noise impacts on existing residential receptors during both the construction and occupation phases, through on-site plant and development-related traffic noise. Standard mitigation measures will be used to minimise noise impacts during the construction phase. With mitigation measures implemented, the proposed development will have the following impacts: Long-term moderate adverse impacts are expected as a result of development generated road traffic, specifically at dwellings along the section of High Road between Woodhouse Road and Wilson Pit Road. Impacts are reduced to negligible along the other routes assessed; Long-term negligible impacts are expected as a result of building services plant associated with the development; and Long-term negligible impacts are expected as a result of traffic noise affecting future dwellings associated with the development. Short-term moderate adverse impacts are expected as a result of construction noise at existing dwellings located within 20 metres of construction activity; Construction impacts are reduced to minor adverse for dwellings located 40 metres away and negligible for dwellings located beyond 60 metres of the activity; The majority of site activities and operational plant are expected to be at least 60 metres from a dwelling throughout the development s construction phase and therefore impacts will be short-term and negligible for the majority of existing dwellings in the local area; Short-term negligible impacts are expected as a result of construction vibration; Short-term negligible impacts are expected as a result of construction related traffic; PAGE 20
9. Further Information Copies of the ES, together with the planning application documents, will be made available for inspection at the following location: Copeland Borough Council The Copeland Centre Whitehaven Cumbria CA28 7SJ Details of the application and electronic copies of the document will also be made available on the Copeland Borough Council website www.copeland.gov.uk. Copies of this Non-Technical Summary (NTS) are available free of charge. Hard copies of the ES can be purchased for a cost of 50 and electronic versions on CD are 5. 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 Comments on the ES and the application should be addressed to Nick Hayhurst at the above address. PAGE 21