Dolphingstone Farm, Prestonpans Environmental Statement June 2015 Waterman Energy, Environment & Design Limited Third Floor, South Suite, 8 Nelson Mandela Place, Glasgow, G2 1BT, United Kingdom
Introduction Hallam Land Management Ltd (hereafter referred to as the Applicant ) is seeking planning permission in principle to redevelop land Dolphingstone Farm, East Lothian (hereafter referred to as the Site ). The Site location and Site boundaries are indicated on Figure 1 and Figure 2 respectively. The application scheme (hereafter referred to as the Development ) comprises a residential development of up to 160 units, up to 7,500 square feet of neighbourhood centre space (likely to be predominantly retail), a cemetery, and associated landscaping, utilities and internal access roads. The Development is described in detail later in this document. An Environmental Impact Assessment (EIA) of the proposed Development has been undertaken. The methods used in carrying out the EIA, and its results and conclusions, are reported in an Environmental Statement (ES), which has been prepared to accompany the planning application. The ES describes the likely significant beneficial and adverse environmental impacts of the Development, together with a range of mitigation measures that would be implemented to prevent, reduce or offset any adverse environmental impacts. This document provides a summary of the ES findings in non-technical language. Figure 1: Site Location Page 1
Figure 2: Site Boundary EIA Methodology EIA is a statutory process which aims to ensure that the potential environmental impacts, adverse and beneficial, of certain types of new development are taken into account when determining whether planning permission should be granted. The EIA of the proposed Development was undertaken in accordance with the Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2011 (the EIA Regulations ) using established methods and criteria, including Site visits, surveys, data reviews, computer modelling and specialist assessments carried out by a qualified and experienced team of consultants. EIA Scoping is an important component of the EIA process which focuses the study (and hence the ES) on those issues of greatest potential significance. Scoping also ensures that all of the potentially significant impacts of the construction and operational phases of the Development are assessed at the design stage to ensure that the appropriate mitigation options were considered and incorporated into the scheme, as appropriate. Page 2
East Lothian Council (ELC) was consulted by Waterman to define the scope of the EIA in June 2014. ELC confirmed the issues to be covered by the EIA following consultation with the relevant environmental bodies including Scottish Natural Heritage (SNH) and the Scottish Environment Protection Agency (SEPA). The EIA has subsequently focused on these key issues, and the following sections of this document summarise the findings. Site Location and Setting As illustrated in Figures 1 and 2, the Site is located approximately 1km to the south-west of Prestonpans town centre and to the approximately 3km to the east of Musselburgh. Wallyford is approximately 0.75km to the south-west of the Site. The Site extends to approximately 8.5 hectares and is bounded by the B1361 and Royal Musselburgh Golf Course to the north, the Prestonfield residential development (currently under construction) to the east, the East Coast Mainline railway to the south, and a mosaic of woodland and arable fields to the west. Existing Land Use and Activities The Site area is currently in agricultural use, and consists a large, arable field with scattered trees and bushes on the eastern and southern boundaries. An area of woodland is located on the western boundary. A post and wire fence runs the length of the Site along its northern boundary with the B1361. To the northeast of the Site an access track is present which provides access to the East Coast Mainline and also allows for access in to the southern area of the Site. The Site is relatively flat and lies between 24m above sea level in the north and 28m above sea level in the south-west. Along the southern, eastern and northern boundaries of the Site lies an earth bund which is approximately 2m in height. Historically the Site was subject to coal mining activities and historical mine shafts have been identified on and close to the Site. Alternatives The Applicant considered a number of alternative development options as part of the ongoing design process. These options included no development, whereby the Site would be left in its current condition; a consideration of alternative site locations for the proposed Development; and an appraisal of alternative designs of the proposed Development. These are summarised below. The No Development Alternative The no development alternative would result in the Site being left in its current state. However, this option is not considered desirable given its location on the edge of Prestonpans, an area which has been identified as being capable of providing a significant contribution to housing targets and affordable housing. The proposed Development would also generate socio-economic benefits in providing a mixed use neighbourhood, and would additionally provide critically needed cemetery provision for the local community. It is noted that part of the Site is classified as prime agricultural land which is considered a nationally important resource. Nevertheless, it is considered that the no development alternative would be a missed opportunity to provide key residential and community uses on the Site. For these reasons, and the pressure for housing development within Prestonpans, the Applicant wishes to develop the Site. Page 3
Alternative Site Locations The Applicant currently does not own or have full control over any other site in this part of Scotland. Therefore, no alternative Site locations have been considered. Alternative Scheme Designs The Applicant initially proposed the Development to be solely residential in nature. However, as further consultation was undertaken with ELC it became apparent that the Site had already been identified for the provision of a cemetery in line with the draft East Lothian Burial Strategy which was approved in March 2015. Through consultation, changes to the proposed Development layout therefore incorporated a cemetery (including associated landscaping, access, car parking and operational space) in the western section of the Site. Other key considerations taken into account throughout the design process included retention of existing trees and associated landscape improvements, and improved pedestrian and cycle access and linkages with Prestonpans to the east and Wallyford and Musselburgh to the west. The Proposed Development The indicative proposed Development layout is shown in Figure 3 and described below. Up to 160 units would be constructed within Site, comprising a mix of house styles. Each house would have an element of private garden space and parking would be provided in accordance with ELC requirements. The remainder of the Development would comprise associated hard and soft landscaping, up to 7,500 square feet of retail in the form of a neighbourhood centre, roads and provision of a cemetery and visitor car parking spaces in line with ELC s burial strategy. Public Realm and Landscaping The illustrative Masterplan submitted in support of the planning application sets out a structure of streetscape, built form and landscape setting, to create a community which has a unique sense of place borne from the Site s setting and location in relation to Prestonpans. The Masterplan responds to the Site s constraints and opportunities and includes: Development of open space and a community green to serve as a community amenity for residents; Maintenance and/or introduction of woodland structure to provide visual and ecological buffers to the Site; and Use of landscaped routes through the Development, linking with transport networks and local villages. Access Vehicular access to the Development would be afforded via two access points from the B1361. The primary access would be located approximately 100m to the south-west of the existing access to the Royal Musselburgh Golf Club. A secondary access would be provided approximately 120m further to the southwest on the B1361, providing access for emergency vehicles only. A separate dedicated vehicular access would be provided to the cemetery in the north-west corner of the Site. Car parking provision includes spaces associated with residential units at a ratio of 1 per three bed spaces, including disabled spaces, and visitor parking to support the retail uses and the cemetery. Page 4
The Development would include a network of footpaths, suitable for both pedestrians and cyclists, which would connect the new residential areas within the Site both to each other and to the existing network of footpaths within the wider area. Figure 3: Indicative Proposed Development Layout The Site is located within proximity of Wallyford Park & Ride and the railway stations at Prestonpans and Wallyford. There are a number of bus services which connect the Site with Edinburgh, Penicuik, North Berwick, Haddington and Leith, although there are currently no dedicated bus stops along the section of the B1361 which forms the northern boundary of the Site. It is proposed that bus stops would be provided along this stretch of the B1361 as part of the detailed design process. Construction The construction activities associated with the proposed Development would comprise the following broad overlapping stages: Enabling works including stabilisation of mine workings; Page 5
Highway works; Construction works; and Landscaping. It is currently anticipated that the first phase of construction would commence in mid-2016, with the full Development being completed by 2020. The Contractor in charge of the construction process would be required to prepare a Site-specific Construction Environmental Management Plan (EMP). The preparation of a CEMP is an established method for managing potential environmental impacts of construction works and is consistent with methods adopted for developments of this nature. The CEMP would be an operational manual for carrying out environmental controls and monitoring during works, and would include reference to essential standards for dealing with waste and materials, air quality and noise. The CEMP would include: Restrictions and targets for specific work activities to minimise environmental impacts, including disruption and disturbance to local residents, workers and the visitors to the Site; Details of the means by which appropriate environmental monitoring, record keeping and reporting would be managed to ensure the above targets are being met; Procedure(s) to deal with any necessary abnormal works that could result in deviation from the agreed procedures and targets; and Provision of a programme of regular environmental audits and reviews at key stages in the construction programme. Socio-Economics A socio-economic assessment has been undertaken using a wide range of information sources. These included a detailed review of planning policies, guidance and standards, population data and previous professional experience of similar schemes. The construction of the Development is expected to generate in the region of almost 200 man years of construction employment. Based on a Gross Value Added (GVA) per construction employee of 27,880 per annum, it is estimated that the Development would generate an additional 3.8 million for the regional economy and 5.7 million at the national level. The proposed 7,500 square feet of retail space is likely to directly result in 37 new jobs. As a result of these new jobs, an annual GVA injection of around 807,000 per annum into the regional economy is anticipated. It is estimated that the completed Development would generate an additional 346 new residents, of which 217 (63%) would be of working age. The completed Development would increase the working age population of the area by 9.5%. The increase in population would have moderate beneficial effects on the local area through increased levels of income and investment as well as creating employment opportunities. The Development has been assessed as generating additional Council Tax receipts in the region of 396,800 per annum which represents a minor beneficial impact in the long-term. In addition to the quantifiable economic impacts, the Development would also encourage wider benefits and impacts which support the strategic ambitions of ELC and partners. Wider economic benefits, or strategic benefits, include longer term sustainable impacts such as retail expenditure, promoting an attractive environment to encourage businesses and residents to the area, and local sourcing and supply chain linkages which increase local spend levels. Page 6
Transportation and Access A Transport Assessment has been undertaken for the proposed Development. The road network surrounding the Site currently operates comfortably within capacity and would continue to do so following completion of the Development. No significant environmental impacts would be likely as a direct result of construction vehicles (e.g. HGVs) accessing the Site and the implementation of a CEMP and a Traffic Management Plan would ensure that appropriate control measures are enforced to minimise any impacts as far as possible. Once the proposed Development is operational, no adverse impacts are predicted on the road links and junctions surrounding the Site. No significant issues would be likely in terms of accidents and safety; disruption and driver delay; fear, intimidation and pedestrian amenity; or severance during the demolition, construction and operational phases of the proposed Development. There would be no significant adverse impacts to rail services at Prestonpans or Wallyford stations, or to bus services on the B1361 and patronage may indeed increase. A local, beneficial impact is predicted for pedestrians and cyclists in the vicinity of the Site, due to the reduced speed limit proposed on the B1361 as a result of the Development. Noise and Vibration The construction works would include activities likely to increase noise levels and potentially cause vibration within and immediately adjacent to the Site, in particular when activities are undertaken closest to the Site boundary. The implementation of noise and vibration control and management measures through a CEMP for the construction works would help to reduce noise disturbance to occupants of existing properties. The CEMP would include measures such as the use of modern, quiet and well-maintained machinery and noise and vibration monitoring to assist in controlling level at nearby receptors to reasonable levels. Nevertheless, there may be temporary adverse effects to the future residents of the adjacent Prestonfield development whose houses are closest to the Site. Construction traffic is predicted to result in insignificant noise increases on local roads. An assessment of the suitability of the Site for residential uses was undertaken. The assessment results indicate that with the provision of appropriate glazing, internal noise levels would be appropriate for all sensitive spaces (e.g. bedrooms, living rooms, etc.). Similarly, most external amenity spaces (e.g. gardens) were found to be acceptable in terms of the noise conditions that would be experienced by residents. Where elevated noise levels were predicted, the provision of acoustic grade garden fencing of sufficient height would lower noise to acceptable levels for these external amenity spaces. Any items of fixed building services plant installed on external parts of the Development would have the potential to generate noise. Suitable noise level limits have therefore been proposed to ensure that noise from plant does not cause disturbance to existing residents in the surrounding area and future occupants of the Development. An assessment of predicted noise levels resulting from traffic generated by the Development concluded that there would be insignificant noise increases on all local roads. Page 7
Air Quality During construction works, it would be usual to expect that dust would be generated by activities at the Site. Any elevated levels of dust would be temporary and would be influenced by the type of activity taking place. Nevertheless, the potential for adverse impacts at residential units in proximity to the Site is recognised. Best practice measures would therefore be implemented by construction contractors to minimise the risk of dust causing a potential nuisance for local residents. These measures would form part of the CEMP and are likely to include, for example, dust monitoring at sensitive locations, damping down surfaces during dry weather, covering construction materials and stockpiles, sheeting of material laden vehicles leaving the Site, regular cleaning of frequently used areas and limiting speeds on Site. Measures such as these are routinely and successfully applied to construction projects throughout the UK and are capable of significantly reducing the potential for dust effects. Exhaust emissions from construction plant would be minimised by avoiding high levels of vehicle movements during peak hours on the local road network in accordance with the CEMP. The Development is predicted to have a negligible effect on local air quality and therefore mitigation measures would not be required. However, the Applicant would encourage car sharing to reduce the number of car trips associated with the Development, and encourage walking and cycling and use of public transport, which would also reduce emissions to air. Ecology Ecological surveys were undertaken in June 2014 to determine the value of habitats, flora and fauna on the Site. Eight wintering bird surveys were undertaken in the winter period of September 2014 to March 2015. The Site does not lie within, or contain, any sites or areas designated or recognised for their international or national ecological or ornithological value. However, the Firth of Forth Special Protection Area (SPA) and Ramsar site lies approximately 750m north of the Site at its closest point. The single arable field which comprises the majority of the Site is considered to be of negligible botanical value, typically supporting a commercial crop monoculture. Areas of woodland are considered to provide foraging opportunities for bats, and woodland edges may provide commuting routes. However the absence of valuable commuting or foraging opportunities across the majority of the area clearly limits the likelihood of bats using such habitats on a regular basis. The habitat which dominates the Site (an agricultural field) provides less than ideal conditions for amphibians due to its largely open nature and no ponds have been identified within 500m of the Site, therefore the Site is considered to be of negligible value to Great Crested Newts. No evidence of otter, water vole, or badger was recorded during surveys of the Site. The Site supports small numbers of a limited range of wintering birds. This non-breeding community includes eleven species of national conservation concern. These include a mixture of birds associated with farmland, hedgerows and scrub, such as Song Thrush, Mistle Thrush, Starling, Dunnock, Linnet, Yellowhammer and Reed Bunting, as well as a range of open-field species: Curlew, Black-headed Gull and Herring Gull. One wader species, which is also a designated feature of the Firth of Forth SPA, was recorded foraging, in small numbers, within the arable field that constitutes the majority of the Site. A maximum of 28 Curlew were recorded during the surveys, with this number equivalent to 0.69% of the SPA wintering Curlew population and, as such, the Site is only considered to be of limited importance to the Page 8
local wintering Curlew population. The Site is therefore considered to be of only local value for wintering birds. The construction of the Development is predicted to have negligible impacts on the Site s ecological features and on the qualifying features of nearby designated areas. Further it is expected that once the Development is fully operational and new areas of habitat and planting are established, there would be a permanent, local, minor beneficial impact on the local bat community. Archaeology and Cultural Heritage The assessment of archaeological and cultural impacts established that the Site lies within the Inventory Boundary of the Battle of Pinkie, near to its eastern limit. There are also three designated heritage assets and a number of other archaeological or heritage features within 0.5km of the Site. There is no indication that the Site was the scene of any action or definitive evidence that it is otherwise relevant to the Battle of Pinkie. It is concluded that the Development would have a negligible effect upon the battlefield and that its cultural significance would remain unchanged. The Development would therefore conserve the key landscape characteristics and special qualities of the battlefield. The Development would not adversely affect the setting of the adjacent C-Listed South Lodge enclosure or any of the small number of other listed buildings in the surrounding area. A number of archaeological features have been recorded within the Site from crop-marks on aerial photography. The Site lies in an area that is known to have seen fairly intensive activity throughout prehistory and accordingly there is some potential for previously unrecorded heritage assets to be present. The Development would remove or disturb the known archaeological features and any other features that may be present, which would result in a significant effect in the absence of mitigation. The physical loss of these features would be offset through the implementation of a programme of archaeological works that would allow for their excavation and appropriate recording, resulting in their preservation by record. This would therefore result in negligible residual effects. Landscape and Visual Impact As a result of the proposed Development, some locations in the immediate vicinity of the Site would experience adverse effects in terms of changes to the landscape character of the area, and of direct views of the Site. However, these effects would generally be very localised and should be seen in the context of the diverse and changing landscape in this part of East Lothian. The Development has been designed to incorporate landscaping and planting proposals which would reduce the potential effects to the surrounding landscape character and to views of the Site, particularly as new planting matures over time. The future detailed design stage of the Development would incorporate further site-specific mitigation measures as the layout of the residential units is finalised. It is clear that the Development would cause local change to the Site s immediate setting and would give rise to some local significant effects. However, these effects would quickly reduce over a short distance, as the intervening buildings and vegetation structure assist in containing views. Landscaping design proposals would, over the short to medium term, soften and filter direct views to the Development. This would be supported by more direct measures such as the formation of a new hedge line and tree planting beside the B1316 to soften immediate foreground views to the Development. The Page 9
cemetery would maintain a soft western edge to the Development and enhance the green landscape wedge between Prestonpans, Wallyford and Goshen. The Site is located adjacent to the new Prestonfield residential development which is currently under construction. These new houses contribute to the Site s edge-of-settlement setting. This should be borne in mind when considering any predicted adverse effects to landscape character or views as a result of the proposed Development. The introduction of the modest scale of the proposed Development would be seen to satisfactorily merge with the existing setting and would be seen as an appropriate scale of new development in the wider landscape setting. Furthermore, the creation of the new cemetery would introduce an attractive new landscape element, significantly enhancing the south western edge of Prestonpans. The proposed mitigation measures would reduce adverse effects as planting matures over time and will be an integral part of the detailed design of the Development. Ground Conditions and Water Resources Previous activities on the Site and in the vicinity which may have had the potential for contamination include railway sidings to the west, south and east of the Site, and coal mining throughout the wider area. Four former mine shafts have been identified either on the Site or close-by. The northern half of the Site contains Class 1 Prime Quality Agricultural Land which is capable of producing a very wide range of crops with consistently high yields. There are no watercourses within the Site. The nearest watercourse is the Ravenshaugh Burn which is located approximately 400m to the south-west. A review of the SEPA s online interactive flood map indicates no risk of river flooding within the Site. During construction, the implementation of a CEMP would control and reduce potential impacts from contamination to surface water resources, soils and groundwater, buried structures and services, Site workers, the general public, nearby residents, as well as visitors to the Site. The use of appropriate protective equipment at all times by construction personnel would ensure that contact with potentially contaminated soils is controlled. Risks associated with groundwater flows and flooding would be safely mitigated by intrusive ground investigation and the use of standard techniques such as shoring and dewatering of excavations if required. If unexpected contamination is encountered then works would cease in the area until the status of the contamination can be assessed. A remediation method statement would be prepared and submitted for approval, including the collection of verification samples and chemical testing if required. Impacts on the completed Development would be prevented through further mitigation as appropriate. If colliery spoil materials are to be retained in proposed garden areas or areas of open space, mitigation measures such as excavating colliery fill, and providing an inert clay capping layer would be implemented as appropriate. Ground gas protection measures are unlikely to be necessary for the proposed Development however this will be confirmed following completion of gas monitoring at the Site. Typical mitigation measures would include the implementation of protective membranes and/or sub-floor ventilation. Culvert maintenance, appropriate design of drainage systems and waterproofing of building foundations would mitigate the completed Development against groundwater flows and flood risk The proposed cemetery development would be designed in accordance with the recommendations detailed within SEPA s Groundwater Protection Policy for Scotland v3. Where necessary, mitigation measures Page 10
would be provided to control leachate migration to the underlying water environment, e.g. leachate barriers, collection systems. Overall the construction of the Development is predicted to have negligible impacts on the ground conditions and water resources associated with the Site. However, the loss of Class 1 prime agricultural land would be of a substantial adverse significance as this is a nationally important resource. Appropriate mitigation measures have been recommended that would reduce the likelihood of pollution pathways being created. It is expected that once the Development is fully operational, effects on ground conditions and water resources would be generally negligible. Cumulative Impacts An assessment of the likely environmental impacts of the proposed Development in combination with each other and also with those of other schemes in the surrounding area was undertaken, as follows: Type 1 impacts: The combination of individual impacts arising from the Development in isolation, e.g. a combination of noise, dust and visual impacts; and Type 2 impacts: Combined impacts of the Development together with other nearby schemes which individually might be insignificant but when considered together could amount to a significant cumulative impact. Type 1 cumulative impacts were assessed qualitatively using professional judgement, and no levels of significance were ascribed to the likely impacts identified. The other schemes to be included within the assessment of Type 2 cumulative impacts were established through consultation with ELC and comprise: Wallyford: Mixed use development incorporating 1,050 residential units; and Goshen Farm: Proposed mixed use development comprising the erection of up to 1,200 residential units, local centre, including provision of employment accommodation, non-denominational primary school, community facilities, open space, landscaping, roads and associated infrastructure. For Type 1 cumulative impacts it is envisaged that during construction works, dust, noise and visual intrusion could arise in combination for some receptors as summarised in Table 1. However, these impacts would be reduced through effective site management practices, implemented via a CEMP for the proposals. Table 1: Potential Impact Interactions during Construction Sensitive Receptor Construction Phase Enabling Works Highway Works Construction Works Landscaping Residents of properties closest to the Site in the adjacent Prestonfield development Residents of properties further from the Site at West Lodge and Irene s Haven N, D, (Vis) N, D, (Vis) N, D, Vis x (N), (D), (Vis) (N), (D), (Vis) (N), (D), Vis x Page 11
Sensitive Receptor Construction Phase Enabling Works Highway Works Construction Works Landscaping Existing and future pedestrians and cyclists on, and in vicinity of, the Site Future residents of the Development during latter stages of construction N, D, Vis N, D, Vis N, D, Vis (N), (D) x x N, D, Vis (N), (D) Key: D = Adverse dust impacts N = Adverse noise impacts Vis = Adverse visual impacts Vib = Adverse vibration impacts x = No impacts likely ( ) = Very minor impacts anticipated Overall, it is considered unlikely that many significant adverse Type 2 cumulative impacts would occur during construction, mainly due to the small likelihood that the cumulative schemes would come forward simultaneously with the Development, but also due to the contained and fairly enclosed nature of the Site. In the case of the completed Development, no significant adverse cumulative impacts are anticipated due to negligible impacts being predicted for the Development in isolation or the lack of inter-connection between sites. Beneficial cumulative Type 2 effects are predicted in the event that the cumulative schemes are constructed around the same time as the proposed Development. In particular, the additional 2,250 units proposed for the area would generate many more direct and indirect long term jobs in addition to those predicted as a result of the proposed Development, representing moderate to substantial beneficial cumulative impact. Additionally, once the cumulative schemes were operational in combination with the proposed Development, there is predicted to be substantial beneficial cumulative effects through increased levels of income, investment and creation of employment opportunities. Page 12
ES Availability and Comments The ES is available for viewing by the public during normal office hours at the ELC Planning Department. Comments on the planning application should be forwarded to ELC at the following address: East Lothian Council Tel: 01620 827216 Planning Department John Muir House Haddington East Lothian EH41 3HA Additional copies of this are available free of charge. Copies of the full ES are available for purchase in both CD-ROM and paper format (price on application). For copies of these documents, please contact: Waterman Energy, Environment & Design Ltd Tel: 0141 418 1900 Third Floor 8 Nelson Mandela Place Glasgow email: eed@watermangroup.com G2 1BT Page 13