February /03/SPM

Transcription

1 Yew Tree Farm Burscough Environmental Statement Non-Technical Summary February /03/SPM Nathaniel Lichfield & Partners 3rd Floor One St James's Square Manchester M2 6DN nlpplanning.com

2 This document is formatted for double sided printing. Nathaniel Lichfield & Partners Ltd 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

3 Contents 1.0 Introduction 1 Purpose of Document... 1 The EIA Process Site Description 2 Site Location... 2 The Site Description of Development 3 The Application Proposals... 3 Alternatives Considered... 3 Construction & Phasing... 4 Residual Impacts and Cumulative Effects Transport Noise & Vibration Hydrology, Water Resources & Flood Risk Ground Conditions, Hydrogeology and Contamination Ecology Archaeology & Cultural Heritage Socio-Economic Effects Availability of the Environmental Statement 15

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5 1.0 Introduction Purpose of Document 1.1 This document is a summary, in non-technical language, of an Environmental Statement [ES] prepared on behalf of Crompton property Developments Ltd [CPDL] (the Applicant). It deals with the an outline application submitted to West Lancashire Borough Council [WLBC] as Local Planning Authority for a proposed residential-led mixed use development which seeks to secure development of the former Yew Tree Farm [YTF]. The EIA Process 1.2 The 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, strategic and local planning policy and other legislation of relevance to individual topic areas. This topic specific guidance is considered within further detail within individual chapters of the ES. 1.3 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. 1.4 The EIA addresses the following: 1 Transport 2 Air Quality 3 Noise and Vibration 4 Hydrology, Water Resources & Flood Risk 5 Ground Conditions, Hydrogeology & Contamination 6 Ecology 7 Archaeology & Cultural Heritage 8 Socio-Economic Effects 1.5 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 is established and forms the basis of the EIA. 1.6 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 mitigation measures and as a means to keep interested bodies informed on the process of EIA undertaken. P1

6 2.0 Site Description 2.1 The site is located within Burscough, which is a settlement situated 2 miles north of Ormskirk and 7 miles north-west of Skelmersdale, located almost centrally within the Borough of West Lancashire. Burscough is the third largest settlement in the Borough and is identified by the Council as one of West Lancashire s Key Service Centres. The town has a population of almost 9,200 (ONS 2011 Census). Site Location 2.2 The Yew Tree Farm site lies between the Burscough Industrial Estate and the residential settlement area. The area surrounding the site is mixed in terms of character and surrounding land uses. Figure 2.1 Site Location Plan Source: IBI Group The Site 2.3 The site extends to approximately 39.92ha, the majority of which is or has been in agricultural use. The main built development on the site is a collection of redundant and derelict buildings (Yew Tree Farm) to the north east of the site. 2.4 The site is highly accessible and is bound by Higgins Lane to the north, Tollgate Road to the west and the A59 to the east. The A59 is the principal road in Burscough which runs through the town between Ormskirk in the south west and Preston in the north east. P2

7 3.0 Description of Development The Application Proposals 3.1 The Yew Tree Farm site consists of two separate development areas, one to the north and west of the site and the second to the south of the site. The second area will remain safeguarded from development until such a time as West Lancashire s growth needs require the release of this land. 3.2 An outline application proposed for the development area to the north and west of the site for:- The demolition of the existing buildings, and outline planning permission for the erection of up to 580 dwellings (C3); Extra Care or Care Accommodation (C2); a Local Centre (comprising up to 500m 2 of A1, A2, A3, A4 and A5 floorspace; and community uses); the construction of 4.6 hectares of Employment Development (up to 13,800m 2 of B1, B2 and B8 floorspace); the provision of open space and associated recreation facilities (including parkland, allotments, play areas, a linear park, cycle and pedestrian facilities); together with the provision of related infrastructure including the construction of drainage works (including sustainable urban drainage systems), roads, services and related utilities; and associated works. 3.3 Details of the proposed means of access into the site (i.e. the design of the principle junctions onto the A59, Tollgate Road and Higgins Lane) are provided with the application with a view that these fall within the matters to be approved. All other matters, including the internal road configuration and access arrangements within the site, will be reserved for later determination on the site. Alternatives Considered 3.4 As part of the EIA, alternatives to the proposals have been considered. This helps in clarifying the advantages for taking forward the current scheme, taking account of the environmental effects. 3.5 The no-development scenario has been considered and discounted as failing to deliver the policy objectives set for the site. 3.6 The primary purpose of the project is to secure the redevelopment of the YTF site and as a result there are no other alternative sites to be considered to achieve this objective. 3.7 The proposed land use mix has been determined by the requirements of existing planning policy relating to the YTF site. 3.8 The design development of the site has evolved over a significant period of time and has had regard to a number of design options which have been put forward by West Lancs Borough Council during the development and adoption of the Yew Tree Farm Masterplan SPD. P3

8 Construction & Phasing 3.9 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 The phasing of the site is driven by the requirement for demolition prior to the commencement of development and estimates that construction will take place over fifteen years. Residual Impacts and Cumulative Effects 3.11 The proposed development may result in the creation of some adverse impacts. However, where relevant, mitigation measures have been proposed. The individual chapters of the ES also provide an assessment of whether any cumulative effects may arise from the proposed development when considered with various other schemes in proximity to the site. P4

9 4.0 Transport 4.1 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. 4.2 It is concluded that the potential increase in traffic associated with the proposed development would not create a significant impact in environmental terms. 4.3 No mitigation measures are required with regard to severance, accessibility, pedestrian delay & amenity or accidents and safety because the development proposals are considered to have a negligible or beneficial impact. 4.4 Junction improvements will be implemented at the A59 Liverpool Road South / Junction Lane / Trevor Road junction. These improvements would incorporate the MOVA system into the traffic signals at the junction and provide additional pedestrian crossing facilities. Junction improvements to the A59 Liverpool Road South / A5209 Square Lane junction would provide additional capacity on the approaches to the junction and incorporate traffic signals. With this mitigation in place there would be minor beneficial and negligible impacts on these junctions respectively. 4.5 There are no cumulative impacts of the development with other committed schemes or with the development and the additional allocated and safeguarded land which would require further mitigation measures. P5

10 5.0 Air Quality 5.1 The air quality impacts associated with the construction and operation of the proposed Yew Tree Farm development have been assessed. 5.2 A qualitative assessment of the potential impacts on local air quality from construction activities has been carried out for the Proposed Development following the IAQM methodology. This assessment identified that the Proposed Development is considered to be a High Risk Site for dust soiling effects, and Low Risk Site for smaller particles of dust. However, through good site practice and the implementation of suitable mitigation measures, these effects would be significantly reduced; the residual effects are therefore considered to be negligible. 5.3 The impact of traffic generated by the Proposed Development on pollution concentrations has been assessed for a number of existing properties close to routes predicted to be affected by increased traffic as a result of the Proposed Development. It is considered that the Proposed Development would bring about a negligible to slight adverse change in local air quality. Air quality for future residents is considered to be acceptable across the Site, and effects are therefore negligible. 5.4 Based on the results of the assessment, which has adopted a worst-case approach, it is considered that the Proposed Development complies with relevant national and local planning policies, and that there are no significant air quality effects. P6

11 6.0 Noise & Vibration 6.1 This chapter has considered the noise and vibration impacts that could arise as a result of the Proposed Development, during both the construction and operational phases of development. 6.2 An environmental baseline noise survey was carried out to establish the baseline noise levels present at the Site and at locations representative of a sample of local receptors. 6.3 Drawing upon the results of detailed construction noise level predictions, it has been identified that even without consideration to mitigation measures, noise levels will fall below appropriate assessment criteria for the majority of the time with occasional exceedances of the adopted criterion. Appropriate mitigation measures can be employed to further reduce construction noise levels and increase the level of compliance. The impact effect significance is therefore Negligible to Minor for the vast majority of the time, occasionally rising to Moderate for isolated periods. 6.4 For the construction operations that have been assessed, it has been identified that construction vibration levels will fall significantly below those that might give rise to cosmetic building damage, and with respect to human response, will only have the potential to give rise to effects of Moderate significance when undertaken within limited areas of the site which are closest to existing residential dwellings. It is acknowledged that other vibration generating construction techniques could be used, and a series of mitigation measures have been presented, the adoption of which would ensure that the impact of groundborne vibration would reduce to Minor significance at worst. Where piling is required, a predictive assessment of potential human perception / damage undertaken for the closest buildings / structures should be undertaken prior to commencement of these works. 6.5 Consideration has been given to the potential for noise from development generated road traffic to impact upon existing local noise sensitive receptors and an effect significance of Minor has been identified. 6.6 Drawing on the results of the baseline noise survey, a series of rating level limits have been determined, and it has been demonstrated how these could be incorporated within an appropriately worded planning condition. This would ensure a commensurate level of protection against noise from fixed plant items and/or delivery noise associated with the proposed employment area and local centre for existing and proposed residential dwellings. Accordingly, an effect significance of Minor is identified. 6.7 An assessment of the suitability of the prevailing on-site noise environment has been undertaken for noise sensitive aspects of the Proposed Development (i.e. residential uses). It has been identified that the prevailing noise environment across the proposed development site can be appropriately controlled with the use of building fabric design. With such measures, internal noise levels can be P7

12 controlled to within recognised criteria applicable to internal residential occupation. It has also been identified that external noise levels can also be controlled through appropriate scheme design to ensure the recognised criteria applicable for external living spaces can be achieved. P8

13 7.0 Hydrology, Water Resources & Flood Risk 7.1 This chapter assesses the potential hydrology, flood risk and drainage effects of the proposed development. 7.2 The Site is located within Flood Zone 1 (low probability) and risks from fluvial flooding are therefore considered to be low. 7.3 A Flood Risk Assessment (FRA) has been prepared which considers that there is a potential risk of flooding from pluvial / surface run-off sources. The drainage strategy outlined in the FRA includes hard drainage systems to collect surface water run-off, and SuDS basins to store and attenuate surface water prior to discharge to the existing surface water outfalls. Surface water discharges will be limited to Greenfield run-off rates to reduce the risk of flooding downstream of the Site. 7.4 The foul drainage strategy outlined in the FRA includes diverting surface water discharges to the existing combined sewer (which is at capacity) onto the Site for attenuation, which will free up capacity for the foul discharges from the Proposed Development. 7.5 Mitigation measures include a temporary drainage system During Construction, with dewatering of excavations will be employed if required; a CEMP will be prepared and Environment Agency guidance will be adopted to reduce the risk of construction activities having a significant negative effect on water quality Surface water drainage will discharge sustainably into the on-site surface water courses via SUDS attenuation basins, with the potential for limited infiltration drainage to be incorporated as part of detailed design. Finished floor levels and external gradients will be designed to avoid the accumulation of surface water. An independent assessment has confirmed that there is sufficient capacity in their foul drainage system (following re-routing of adjacent surface water drainage through the Site surface water drainage system to free up capacity in the existing combined drainage system off-site). The UU Water Resources Plan indicates that there is a surplus in potable water supply for the local area. 7.6 Following incorporation of the mitigation measures in accordance with current best practice and the relevant guidance, the residual impacts in relation to water quality and flooding during construction and in relation to water quality and flooding after construction will be of negligible significance. 7.7 These mitigation measures provide protection of the water environment and water resources in line with national, regional and local policies and in accordance with key, relevant legislation. P9

14 8.0 Ground Conditions, Hydrogeology and Contamination 8.1 This chapter assesses the potential effect of the proposed development on existing ground conditions. 8.2 Widespread gross contamination is not anticipated to be present based on current and historical land use. Potential localised on-site sources of contamination include Made Ground, leaks / spills of hydrocarbons from agricultural machinery, generation of ground gas from potential peat deposits, an electrical substation in the east of the site and the use of agricultural chemicals. Potential off-site sources include neighbouring industrial estates, a nearby former airfield and three historical landfill sites to the south. 8.3 Mitigation measures include regulatory consultation to determine the scope of ground investigation works required, and development of appropriate remedial / mitigation measures and foundation solutions. A Construction Environmental Management Plan will be prepared to ensure the adoption of safe working systems and good environmental practices during the construction phase. 8.4 Following incorporation of the mitigation measures in accordance with current best practice and relevant guidance, it is considered that residual effects associated with construction and following completion of the Proposed Development will be of negligible significance. P10

15 9.0 Ecology 9.1 This chapter considers the potential effects of the proposed development on ecology and identifies mitigation measures and assesses the residual ecological impacts. 9.2 The Site is primarily agricultural land, dominated by arable fields, although other habitats are present, particularly hedgerows, drains, scattered broadleaved trees and ponds. There is one site of international nature conservation value located within 10km of the site: namely the Martin Mere SPA and Ramsar site; and two BHSs, namely Abbey Lane Brick Pits BHS and Platt Lane Lakes BHS. 9.3 The available survey data indicated that overall, the Site supports medium quality foraging habitat for bats (which is variable throughout but of greatest value around hedgerow/drain in the west of the Site) and this is used by an assemblage of at least four bat species to forage / commute. 9.4 Flocks of pink footed goose (200+) were identified within a field within the north-western part of the Site during the extended Phase 1 habitat survey (2012) but this species was not seen again during the wintering bird surveys undertaken between Potential direct effects to this species and the associated Martin Mere SPA, Ramsar and SSSI were therefore not evaluated. 9.5 During the four visit presence / likely absence amphibian survey conducted in May June 2014; great crested newt was not recorded on Site, although common toad was identified. A maximum number of one pair of brown hare was identified on Site on several occasions during the surveys conducted. 9.6 All of those ecological receptors considered to be both important at the Local level and above, and sensitive to potential effects of the Proposed Development were taken forward for impact assessment. 9.7 Whilst a number of Pink Footed Geese were noted on the Site in 2012, no qualifying bird species of the Martin Mere designated ecological site subsequently were recorded during the wintering and breeding bird surveys. Sightings were restricted to overhead flights and no attempt by the geese was made to land within the Site. In addition, there are not considered to be any likely impacts resulting from light, noise, vibration, visual disturbance, air quality changes due to the distance of these designated sites from the Proposed Development. There are also potential effects relating to changes to surface water run-off quality or environmental incidents. A temporary drainage strategy will be implemented during construction and after completion as part of the Proposed Development. As such, there are unlikely to be significant effects on the Martin Mere SPA / Ramsar. 9.8 In terms of mitigation and in order to remain compliant with relevant nature conservation legislation, further surveys will be undertaken to pin-point the exact location of the bat roosts in each building. A European Protected P11

16 Species Licence (EPSL) will be applied for in order to safely close the roosts under ecological supervision. An appropriate mitigation strategy will be agreed with Natural England and is likely to incorporate the installation of bat bricks and boxes within the buildings and mature trees on Site. 9.9 Potentially significant effects were identified for common toad and brown hare. Along with general mitigation to enhance the biodiversity value of the Site, recommendations have been made which reduces all residual effects so that they are not significant at the appropriate geographical scale. P12

17 10.0 Archaeology & Cultural Heritage 10.1 This chapter is based upon a comprehensive desk-based review of existing information relating to archaeology and cultural heritage, including a review of planning policy and guidance, Lancashire HER and NMR data and historical Ordnance Survey maps. This assessment is supported by a Historic Environment Desk-Based Assessment completed by WSP in It is considered that there is a very low potential for the existence or survival of currently unknown archaeological remains dating between the Prehistoric and Early Medieval periods within the Site. Buried archaeological remains dating to the Medieval, Post-Medieval and Modern periods may also exist within the Site, though this potential is very low to low in respect of the Medieval period, low to medium for the Post-Medieval period and low for the Modern period. Any such remains that may exist within the Site boundary are likely to comprise evidence of agricultural practices, field boundaries, and isolated artefacts and pits. There are also likely to be below-ground structural remains associated with the former farmstead ( Finger Point ) in the north-west of the Site and the former Higgins Lane Brickworks in the north of the Site There are no World Heritage Sites, Registered Historic Parks and Gardens or Registered Battlefields within the Site or the 2km Study Area. There is one Scheduled Monument, the remains of the Medieval Burscough Augustinian Priory, c.950m to the south-east of the Site and one Conservation Area within the 2km Study Area, the Junction Lane Conservation Area situated c.300m to the north-east of the Site. There are no Listed Buildings within or immediately adjacent to the Site. However, there are 19 Grade II Listed Buildings and two Grade II* Listed Buildings within the 1km Study Area During the construction phase, the assessment considered that if there are any archaeological remains present within the Site, the residual effects on these archaeological deposits are likely to be of minor negative significance for all periods following the implementation of mitigation measures. Such mitigation measures could include further targeted archaeological works to be agreed with Lancashire CC during the preparation of a WSI During the construction phase, the assessment has determined that there are a number of non-designated heritage assets that would be affected by the Proposed Development, comprising Yew Tree Farm, the site of the former Higgins Lane Brickyard and the site of a former possible farmstead. On the basis of the proposed mitigation of the effects of the Proposed Development on these assets the assessment considered that the residual effect on each asset is likely to be of minor negative significance. After completion, the assessment has determined that the setting of a number of designated and non-designated heritage assets would be directly affected by the Proposed Development. The residual effects are considered to range from negligible to minor negative significance depending on the asset affected. P13

18 11.0 Socio-Economic Effects 11.1 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 The proposals will deliver a substantial residential-led mixed-use development and will also have a positive impact on the local economy by creating new construction jobs during the development phase. Moreover the employment land contained within the development promises to deliver hundreds of new jobs once the development is operational, both directly through the employers based there but also indirectly through the supply chain. The inclusion of community facilities in the site will also help support the infrastructure needs of the local community Based on this assessment, the most significant socio-economic impacts of the proposed development on the local economy are likely to include: Investment of approximately 70 million over the 12 year development period; Creation of 828 person-years of temporary construction work over the duration of the development phase; Provide 472 FTE net additional jobs generated through the employment use and Extra Care sections of the proposed development Delivery of up to 580 new C3 dwellings which will help to meet 12.4% of the housing target for the Borough over the plan period, improve the level of housing choice (by increasing the level of affordable housing, which has been identified as lacking within the Borough) within the local area and reduce affordability issues; Provide specially-designed housing for the elderly (Extra Care, which has also been identified as lacking within the Borough), helping to increase independence and reduce preventable accidents, alongside creating 27 associated jobs (21 FTE) Improve the socio-economic outcomes of highly deprived areas of the impact area by offering new employment opportunities; Construction of health facilities and open spaces as part of the development will improve the provision of such facilities within the local area The proposed mixed-use scheme represents a significant new capital investment within the local area, and will help to raise the overall level of economic activity and expenditure within the local economy. P14

19 12.0 Availability of the Environmental Statement 12.1 A hard copy of the full Environmental Statement (including appendices) is available for viewing at West Lancashire Borough Council during normal working hours: 1 West Lancashire Borough Council, 52 Derby Street, Ormskirk, L39 2DF 12.2 Any representations should be made in writing to the LPA listed above A paper copy of the full ES can be obtained for a cost of 150 or an electronic copy (CD Rom) for a cost of 5 from: 1 Nathaniel Lichfield & Partners, 3rd Floor, One St James s Square, Manchester, M2 6DN. P15